GENERAL

To build a loft conversion into a habitable bedroom and bathroom as per plans as quoted for in our price, if additional works which are not listed in the quote they will be priced accordingly.

To construct entrance into the loft by removing ceiling area as necessary to create headroom for the stairs and to comply with Building Regulations 1998, Part K, allowing a maximum pitch of 42 degrees and commencing from existing first floor landing. The stairs shall have MDF treads as shown in our building specification.

To comply with Building Regulations relating to fire precautions, the door opening into the loft room shall be half-hour fire check doors with a self-closing mechanism and all outside walls enclosing new staircase shall be of a half-hour resisting type. Clients must have made sure that the property is safe to carry out works and that the property is free from asbestos and if found it is the client’s responsibility to remove and make safe before work can continue by The Company.

To construct dormer on rear roof only tile hung on outside, existing tiles and incorporating standard plain UPVC double-glazed windows for the bedroom and bathroom, with opening areas to comply with Building and Fire Regulations. To construct new load bearing floor joists suspended between steel beam structures and overlaid with tongue and groove high-density chipboard flooring in order to comply with Fire Regulations in the habitable area of the loft conversion.

The company shall extend hot and cold-water services from the existing system as necessary this is dependent on the equipment as supplied by the client with all waste service which shall be joined into existing external water pipes.  The client shall supply the new toilet suite, wash hand basin and shower unit or bath, together with all taps and ancillary fittings as related to the above equipment and to include Please note: If the client requires a mega flow cylinder (to be priced separately), the mega flow is contractually installed as a replacement for the copper cylinder but is subject to existing central heating system having the correct electronic valve control and provided that the cylinder is easily accessible. If it is found that the electronic valve controls or pipe work are inadequate the additional labour and material cost shall be advised to the client prior to installation for agreement and signed off as an additional by email. The Company shall extend the external soil and vent pipe to terminate above dormer height.

SPECIFICATION OF LOFT CONSTRUCTION

All loft rooms are constructed to the maximum possible size as related to the criteria set out in the above specification but shall, however, be governed by the structurally designed steel beam construction necessary to support the suspended floor area of the loft conversion in combination with the existing roof structure. Please note that modifications to design may be dictated by on-site conditions. All major support beams shall be mounted on bearer steel plates which shall be set on either party walls or plate wall exterior and will be approved by the Local Authority Engineers Section and Building Control. Where the drawings must be amended an additional cost might be incurred. We also recommend that a carbon monoxide alarm is fitted as a precaution.

DORMER ROOF:

Three-layer roofing felt hot bitumen bonded to BS 747 standard overlaid on 20mm external quality ply laid on 50mm x 50mm cross battens to give cross ventilation overlaid on firings to give a 1 in 40 fall laid on roof joists sized according to structural calculations with Celotex insulation laid between joists. All external fascias shall be of white UPVC and guttering and down pipes shall be laid to fall to existing rainwater systems. All slopes of roof relating to the room area will have 125mm Celotex insulation laid between joists.

CEILINGS:

12mm foil-backed plasterboard shall be laid with all joints taped and entire area plaster skimmed

To remove the existing loft hatch and frame as necessary, form studwork in aperture, underlay  

 with plasterboard and skin plaster to existing ceiling level.  

DORMER, WALLS AND CHEEKS:

Walls are of stud partition type, fully insulated all timbers being 100mm x 50mm and are  covered externally with12mm exterior quality ply, under tiling felt, battening and tile hung on outside as necessary re-using existing good tiles or new tiles if specified. The external side cheeks of a dormer in proximity to an adjoining house are covered in fire proof ’Superlux’ to give minimum half-hour fire resistance protection. All dormer corner sections are tile hung with corner tiles where possible. Celotex shall be laid between joists for insulation and overlaid with 12mm plasterboard, which shall have joints taped and entire areas plaster skimmed.   

DORMER ROOF AND TILES:

Where our specification specifies dormers to be tile hung re-using existing tiles and these tiles are in poor condition, new tiles will be used at no extra cost.

FLOORING:

Unless otherwise specified, 22mm tongue and groove, high grade moisture resistant clipboard flooring shall be overlaid on joists, sized according to structural calculations.

STAIRS:

All stairs are of traditional design using goings and risers set between strings, the size of which complies with the Buildings Regulations Act 1998, Part K, which requires specified headroom both above and below new stairs when passing over existing flight. All stairs are made from softwood stringers, MDF risers and MDF treads and shall be supplied with softwood handrail, spindles and newel posts which, where possible, shall be of a similar design as existing. Identical matching service available on request for an additional charge.

PLUMBING:

All plumbing work is carried out as required to relate to the specification and all pipe work within the loft room area is lagged if required. If the existing tanks are unsuitable for re-installation, the client shall be advised, and a new tank installed, this will be paid by the client once tank is installed. Should the client require additional plumbing works carried out it is an additional cost that will be advised by plumber and paid directly to the plumber by client. 

The Company shall extend all water services into existing soil and vent section and shall extend the external soil and vent pipe as necessary to comply with Building Regulations and connect to the head of existing soil and vent pipe. If the existing soil and vent pipe is found to have deteriorated to the point of being porous and would therefore need replacing the cost for such replacements shall be added to the final balance.

The Company specification for plumbing is designed to second fix, where specified, a British Standard pedestal type wash basin and a British Standard type toilet suite and pumps. Where the client purchases vanity units that need to be assembled on site together with inset toilet suites that require to be assembled in order to form the inset, an additional charge will be required once they have been assembled, to cover the labour for carrying out assembly costs. Where shower bases are installed together with the shower unit. The Company does NOT carry out the fitting of shower doors as this should be done after the shower has been tiled.  This will be charged as an additional cost.

The company does NOT carry out the tiling within the shower room. This will be charged as an additional cost if required. If the bathroom suite purchased by the client holds up work schedule, we cannot be held responsible, and if work is held up there could be an additional charge.

Whilst the Company is not responsible for mains pressure input under any circumstances, in those cases where a client has installed a combination boiler but has chosen to have an electrical shower in the loft, due to the variable pressures needed to maintain efficiency of systems, the client may need to have their boiler input pressure adjusted by their own heating maintenance company.

Where mains pressure in a house is inadequate and the client wishes to have a totally independent hot and cold-water system installed for the bathroom in the loft, our plumber would be pleased to advise the additional costs upon request and repayment for such shall be made directly to ourselves. Any pumps or saniflo required will be priced separately and client advised of the additional cost incurred.

To supply and fit two radiators, one in bedroom and one in bathroom, extended from existing central heating circuit. The Company does not accept responsibility for the efficiency of the existing central heating system but can advise accordingly.

NEGATIVE HEAD PUMP – if required, the client is responsible for the purchase.

CENTRAL HEATING:

Where the Company has specified the installation of radiators in the loft conversion, it is stated that The Company does not accept responsibility for the house central heating system and therefore the installation is done where the client is satisfied there are no problems. If however, the client feels that the existing boiler does not have the capacity B.T.U. output to extend further radiators, coupled with the existing radiator design pipe work that may prove unsuitable, The Company recommends that a qualified heating engineer inspects the system to confirm suitability or otherwise of existing central heating systems. The Company will not be responsible for existing pipe work /systems.

ELECTRICS:

A site visit prior to starting of work to discuss extra works required usually the first Thursday of commencement of the loft.

All lighting and double power point outlets are normally taken as an extension house circuits, with the exception of the shower circuit, which shall be routed independently to the existing consumer unit, a new independent consumer unit together with all the ancillary switchgear may be required, in which case the trade cost to supply and fit the unit shall be advised to the client and added to the final balance.

To supply and fit following Electrics:

• 4 standard lighting outlets per bedroom 
• One two-way switch light outlet-stairwell
• Four double power point outlets
• 1BT. 1TV
• Extractor fan and auto switch
• Mains supply battery-backed triple smoke alarm system

Air conditioning can be installed at an additional cost.

In order to conform to current Fire Regulations, The Company shall form either a low-level wellhead extended from the eave into the front slope roof, construct full floor area and plasterboard above and fit a special purpose double glazed Velux roof light for fire escape purposes or a certain size rear open-able window. Specialist alarm, audio, TV or specialist electrical requirements by others.

To supply and fit 2 Velux double glazed roof light in front slope of roof above purling height, together with corresponding external flashing.

One/two fire-proofed hatchway shall be formed to give access to remainder of what may be used, for storage purposes.  (No flooring to be provided in this area.)

SATELLETE DISH:

Removal and re-positioning of satellite dishes – cost will be advised and client to pay directly.

FINISHES

All work carried out to Builders’ Finishes. All walls, whether studwork or brickwork shall be left plastered and all internal woodwork shall be left unstopped and ready for priming. Where wood fascias are used externally, they shall be coated with black preservative. In areas where we shall be plastering up to any existing decorated and wallpapered part of the building, the client shall be responsible for the required stripping of existing decoration, for new plasterwork to be completed flush with original plasterwork.

Should it prove necessary for The Company to disturb any decoration including tiled areas in any part of the building whilst undertaking any necessary plumbing or electrical work, the damage will be made safe and made good, ready for the client to re decorate.

GENERAL:

Any illustrative provided by The Company at the time of initial survey, will automatically be superseded in authority by the full plans later drawn up by The Company’s Structural Engineer and submitted to the relevant Local Council Authority. Final dimensions and designs are subject to structural calculations. Modifications to design may be dictated by on-site conditions will provide final sizes. 

The Company does not carry out any decoration of the loft conversion or any ancillary parts related to the loft conversion unless otherwise specified in writing in this contract. Furthermore, this condition shall be applied to any additional works whether requested by the client or the Council Authorities or caused by variations on site. On occasions where The Company is responsible for any accidental damage whatsoever to existing ceilings or walls of the first or second floors, all damage will be repaired and made good, ready for any new decoration by others and chargeable to The Company. It should be assumed by the client that the entire existing hall, stairs and landing area, including floor coverings, will be subject to far greater wear and tear than usual for the duration of works and, therefore, The Company will not accept any claims for damages to these areas, however caused. The client shall be responsible for the removal of any floor covering requiring temporary storage. The Company agrees only to lay dustsheets and will not guarantee complete protection.

The Company will carry out the building structure as shown on the plans both externally and internally, although on occasion modification to design may be on site conditions, as previously stated. The Company has the policy of continued modification and improvement and therefore reserves the right to change the specification without prior notice.

Party Wall Agreement: IMPORTANT

It is the responsibility of the client to obtain party wall agreement with their neighbours. The Company will assume the agreement is already in place before commencement of work. Any matters arising concerning the party wall agreement is the sole responsibility of the client.

ADDITIONAL COSTS:

All parking charges and parking permits will be the responsibility of the client and if necessary, will be invoiced to the client.

Scaffolding alarms can be arranged for the duration of the building work upon client’s request.

Cost to be advised depending on alarm system required.

If a portable toilet is required cost will be responsibility of the client.

PAYMENT TERMS AND CONDITIONS:  

Once agreed date to start works a deposit of £1000.00 is to be paid as a deposit. 

Commencement of work – £14,400.00 plus VAT 

Building Notice Council Fee to be paid by client directly

Balance to be paid weekly as per payment plan that will be sent a week before work commences until completion.

Any additional works, including cost and labour will be paid by client as each additional is completed

Drawings (if required) costs to be paid direct to Architect.

Structural Calculations (if required) costs to be paid direct to Structural Engineers

Building Notice Council Fees to be paid direct to local council at commencement of work.