LOFT CONVERSIONS AND THE BUILDING REGULATIONS 2000

PRESENTED WITH THE COMPLIMENTS OF SOUTHAMPTON CITY COUNCIL BUILDING CONTROL

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CONTENTS

Page

How to apply . . . . . . . . . . . . . . . . . . . . . . . . . . . . Structural requirements . . . . . . . . . . . . . . . . . . . . Fire safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ventilation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . New staircase . . . . . . . . . . . . . . . . . . . . . . . . . . . Thermal insulation of new room(s) . . . . . . . . . . .

4 5 6 12 13 15

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Loft Conversions and the Building Regulations 2000

All roof conversions must comply with the statutory Building Regulations and therefore will require Building Regulation approval from Southampton City Council.

If structural works, i.e. new flooring or other alterations, are intended Building Regulation Consent will also be required whether or not the room is for habitable purposes. The main parts of the Regulations with which you need to comply, are listed below and are explained in more detail throughout this handout.

Part A Structure Part B Fire Safety Part F Ventilation Part K Protection from falling, collision & impact Part L1 Conservation of fuel & power

Although at first this list may appear daunting, it is worth recognising that some of the Regulations only form a minor part.

Approved Documents are documents that give guidance on how to comply with the Building Regulations. They are available to be viewed in the Central Library, Neighbourhood Services Reception or from the DTLR website www.dtlr.gov.uk (Look at Construction Legislation)

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HOW TO APPLY
Please note Building Regulations and Planning Permission are two different pieces of legislation. Advice on whether Planning Permission is required for your proposal can be obtained from either dropping in to Gateway Reception at the Civic Centre or by contacting the Planning Department on 023 8083 2603.

There are two methods of informing us of your proposed building work. 1. Full Plans Submission This is the most used method. Plans are produced and submitted to the City Council with the appropriate form and charge. The plans are examined and we will notify you normally within 21 days whether or not they meet the minimum requirements of the Building Regulations. We will detail any amendments required to bring the proposal up to this standard. This notification will normally happen before you actually commence the work. Like the Building Notice, work can commence with 48 hours notice from Plan Submission. Waiting for Building Regulation Approval however will give you the confidence that if the work is carried out in accordance with the plans you will comply with the Building Regulations. The Building Control Surveyors are required to visit the Property to inspect the work.

2. A Building Notice

You may opt for the Building Notice approach. With this method we do ask for 48 hours notice before the conversion work starts. You must also allow for a Building Control Surveyor to visit and inspect the work as it proceeds. It is worth mentioning that with a Building Notice plans and structural calculations can be asked for and you will not receive a Formal approval notice or Completion Certificate.

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Your Loft Conversion and the Building Regulations

Part A - Structural Requirements

New Floor Existing ceiling joists are very unlikely to be adequate to act as floor joists. The diagrams below demonstrate 3 popular methods of constructing a new floor:

A Structural Engineer should be involved where there is introduction or removal of Structural members (joists, rafters, binders, purlins, steel beams etc). The calculations will ensure the stability of the existing structure and that the new structure will be sufficient. Structural calculations submitted will be checked by the Councils engineer to ensure that they comply with the Regulations. Existing Structure - Foundations Because your proposals are to form another storey within the building, there will be an increase in loading on the foundations of your property. It is unlikely that this could affect the load on your foundations to any substantial degree. If however your property is already suffering from some form of distress due to ground movement etc any proposal should be checked with a professional advisor. The worst outcome could involve the underpinning of your existing foundations. We may require you to expose your existing foundations to ensure their suitability.

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Existing Structure - Supporting Elements It is important that your structural investigation covers the existing elements that will be supporting the new structure (Internal Walls etc). These elements need to be load bearing and capable of carrying additional loads. We may require the same action as for foundations above. Any previous structural work to the house (For example the removal of a wall and introduction of a steel beam between a dining room and sitting room) will require checking to ensure the additional loading it may take is acceptable.

Roof Covering If converting the loft involves the replacement of the roof covering, there are the following considerations: 1) If the new roof material is heavier, the additional loading on the structure must be checked and upgraded if required. 2) Conversely, if the new roof material is lighter, the possibility of increased wind uplift must also be considered.

Notches and holes in Joists This section is from the Approved Document:

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Part B - Fire Safety

Specifically the Building Regulations acknowledge that the risk to life from a fire occurring in a three storey property is greater than that in a one or two storey dwelling. However when a single storey dwelling (Bungalow) is converted, the same requirements for means of escape and smoke detection should be adhered to. A dwelling, which is altered to include a third storey, should comply with the following requirements of the Building Regulations:

Installation of smoke detectors Means of Escape Internal Fire Spread (Structure) External Fire Spread

Although the previous list might at first appear complex when it is broken down and applied to your loft conversion the requirements are usually quite easy to apply. Overleaf is a section of Approved Document B (Fire Safety) that describes the variations available where the roof space of an existing two-storey dwelling house is being converted into habitable accommodation to form a three storey dwelling house.

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Approved Document B pages 23/24

Loft conversions 2.17 In the case of an existing two storey house to which a storey is to be added by converting the existing roof space into habitable rooms, the following provisions 2.18-2.25 can be applied as an alternative to those in paragraph 2.13. However, these alternative provisions are not suitable if: a. the new second storey exceeds 50m 2 in floor area; or b. the new second storey is to contain more than two habitable rooms. Enclosure of existing stair 2.18 The stair in the ground and first storeys should be enclosed with walls and/or partitions which are fire-resisting, and the enclosure should either: a. extend to a final exit, see Diagram 3(a); or b. give access to at least two escape routes at ground level, each delivering to final exits and separated from each other by fire-resisting construction and self-closing fire doors, see Diagram 3(b). Doorways 2.19 Every doorway within the enclosure to the existing stair should be fitted with a door which, in the case of doors to habitable rooms, should be fitted with a self-closing device. Note: Rising butt hinges are adequate as self-closing devices (see Note to paragraph 2.13). Any new door to a habitable room should be a fire door. Existing doors need only be fitted with self-closing devices. Existing glazed doors may need to have the glazing changed, see paragraph 2.20. Glazing 2.20 Any glazing (whether new or existing) in the enclosure to the existing stair, including all doors (whether or not they need to be fire doors), but excluding glazing to a bathroom or WC, should be fire-resisting and retained by a suitable glazing system and beads compatible with the type of glass, (See also Appendix A, Table A4.) New stair 2.21 The new storey should be served by a stair (which may be an alternating tread stair or fixed ladder) meeting the provisions in Approved Document K, Protection from falling, collision and impact. The new stair may be located either in a continuation of the existing stairway, or in an enclosure that is separated from the existing stairway, and from ground and first floor accommodation, but which opens into the existing stairway at first floor level, see Diagram 5. Fire separation of new storey 2.22 The new storey should be separated from the rest of the house by fire-resisting construction, see paragraph 8.7. To maintain this separation, measures should be taken to prevent smoke and fire in the stairway from entering the new storey. This may be achieved by providing a self-closing fire door set in fire-resisting construction either at the top or the bottom of the new stair, depending on the layout of the new stairway, see Diagram 5. Emergency egress windows 2.23 Windows provided for emergency egress purposes from basement, ground or first storeys, provide a means of self-rescue. At higher level escape may depend on a ladder being set up. While this is a departure from the general principle that escape should be without outside assistance it is considered that, in the case of a three storey domestic residential loft conversion this is reasonable as an emergency measure. A fixed ladder on the slope of the roof is not recommended. 2.24 The room (or rooms) in the new storey should each have an openable window or rooflight which meets the relevant provisions in Diagram 6. A door to a roof terrace is also acceptable. In a 2 room loft conversion, a single window can be accepted provided both rooms have their own access to the stairs. A communicating door between the rooms must be provided so that it is possible to gain access to the window without passing through the stair enclosure. 2.25 The window should be located to allow access for rescue by ladder from the ground (there should therefore be suitable pedestrian access to the point at which a ladder would be set, for fire service personnel to carry a ladder from their vehicle, although it should not be assumed that only the fire service will make a rescue). Escape across the roof of a ground storey extension is acceptable providing the roof is fire-resisting (see paragraph 2.5 and Appendix A, Table A1). The effect of an extension on the ability to escape from windows in other parts of the house (especially from a loft conversion) should be considered. Automatic smoke detection and alarms 2.26 Smoke alarms should be fitted as described in Section 1.

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Installation of smoke detectors The following statement is also from the Approved document B
Loft conversions 1.8 Where a loft in a one or two storey house is converted into habitable accommodation an automatic smoke detection and alarm system based on linked smoke alarms should be installed (see paragraph 2.26)

In a house (including bungalows) there should be at least one smoke alarm on every storey. These smoke alarms need to be mains powered and will usually have a battery back up. Where more than one smoke alarm is fitted they should be linked in accordance with the manufacturers instructions. Consider the diagrams below for advice on Smoke alarm positioning.

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Means of escape For this section, constant references are made to the information provided from the Approved Document B as printed previously. When a third storey is added to an existing house the Building Regulations seek to ensure that in case of a fire the occupants can safely escape. Enclosure of existing stair Starting with paragraph 2.18 Enclosure of existing stair the existing staircase enclosure must extend to a final exit; therefore an open plan arrangement at ground floor level is not acceptable.

Existing doors & Glazing Paragraph 2.19 states that all doors to habitable rooms* are fitted with a self-closing device. It also asks that any new doors are fire doors. The next paragraph 2.20 recommends that any glazing (new or existing) that is in the stair enclosure, including doors but excluding glazing to a bathroom or wc, should be fire-resisting and fitted in a suitable system to achieve 30 minutes Fire resistance.

* Habitable room - a room used, or intended to be used, for dwelling purposes including a kitchen, but not a bathroom. As a rule of thumb if its not a bathroom and it is big enough to stand up and lie down in, it will be categorised as a habitable room

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Access Paragraph 2.21 discusses the requirement for providing the new storey with a stair (which may be an alternating tread stair or fixed ladder if there is not enough space to provide a new stair complying with Part K) In a loft conversion a pull down ladder is not acceptable. Guidelines for the new staircase are covered by Part K and will be covered later in this document. The location of the new staircase however is covered by part B. The new stair may be located either in a continuation of the existing stairway, or in an enclosure that is separated from the existing stairway, and from ground and first floor accommodation, it must however open into the existing stairway at first floor level. The next paragraph recommends the provision of a self-closing fire door set in fireresisting construction either at the top or bottom of the new stair. Paragraph 2.22 also asks that the new storey in the loft should be separated from the rest of the house by fire-resisting construction, this construction will be explained in the Fire spread section that follows the description of Escape Windows.

Escape windows The final point of this section is the provision of emergency egress windows in the new storey, paragraphs 2.23 to 2.25. This window must have an obstructed openable area that is at least 0.33m2 and be at least 450mm high and 450mm wide (these dimensions are not a minimum design size as they will only provide an area of .20m2 but are stated to ensure that a window will end up with dimensions that are suitable for egress). In a two room loft conversion a single window can be accepted provided both rooms have their own access to the stairs, a communicating door between the rooms must be provided so it is possible to gain access to the window without travelling through the stair enclosure. Once a window size has been determined its location should conform to the following diagram from the Approved Document:

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Please also bear in mind that the location of a means of escape window is to allow ladder access from outside ground level. Care should be taken to ensure that this access is not compromised by ground floor extensions, conservatories or neighbouring properties.

INTERNAL FIRE SPREAD (STRUCTURAL) New Ceiling / Floor When a third storey is added to an existing two storey house the new floor (above old ceiling) may require upgrading to meet a minimum half hour fire resistance. This half hour resistance must stretch from eaves to eaves and not just to the new habitable room area. Staircase The new staircase enclosure leading to the third storey in a house must also be constructed to give half hour fire resistance. This would include the underside of a new stair if rising over a first floor room and if the landing at the foot of the new stair is over a ground floor room. Bearing in mind the comments earlier regarding glazing and fire doors. EXTERNAL FIRE SPREAD Occasionally Dormer Cheeks, and gable ends that are built up as a result of the conversion may be in close proximity to the boundary. In this instance additional precautions will be required to improve the fire resistance internally and externally of the new construction.

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Part F - Ventilation
New Habitable rooms Windows to newly formed habitable rooms must include an opening proportional to the floor area of the room (1/20th). There must also be background ventilation (usually provided by window trickle vents minimum 8000 mm2) Bathrooms A new bathroom must either have an openable window plus background ventilation minimum 4000mm2 and extract ventilation of 15 litres/second. Or if no windows are present mechanical extract must be provided with a minimum 15 minute overrun. WCs If a window is not present mechanical extract of 6 litres/second with a 15 minute overrun must be provided. If a window is present it must have an opening of 1/20th of the floor area. Roof The introduction of a room into a previously open roof space will restrict the flow of condensation preventing natural ventilation that flows through the roof. The existing eaves ventilation (if any) will need to be increased to at least a continuous strip 25mm wide. An air gap of at least 50mm is needed between the pitched roof and any insulation fitted to ensure cross ventilation. Roof vents must also be added at the ridge equivalent to a continuous strip 5mm wide.

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Part K - New Staircase

1. Where can the stairway be formed? 2. Will it have adequate pitch? 3. Will the headroom be sufficient? It is very popular for the new staircase to be designed subject to your requirements by an outside firm. This is then delivered and fitted on site. The following notes describe what the Regulations require, but as always considering the expense and importance of the stairs outside advice is recommended.

Steepness of Stairs Rise and Going The diagram below illustrates what is meant by the going and rise of a flight of stairs.

The minimum going which a new stair could have is 220mm the maximum rise is also 220mm. However it is not possible to use these two in combination as the result would be a stairwell which is too steep (45 degrees). The maximum pitch is 42 degrees, so therefore some lesser combinations of maximum rise with the minimum going will have to be used.

Open riser stairs It is possible to use a stairway that is open at the back. This open type of stair requires an overlap of at least 16mm (shown on the diagram above). The Approved Document recommends that if children under the age of 5 are likely to use this stair the open rise must not exceed 100mm.

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Headroom The diagram below indicates the preferred arrangement for headroom to a new stair.

However the Building Regulations acknowledge that space is at a premium in some loft conversions and provided the arrangements shown in the next diagram are met less headroom may be acceptable.

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Part L - Thermal Insulation of new room(s)

It is necessary to comply with the Building Regulations with regard to the insulation to the new room(s) in the roof. Although your existing property may not comply with this standard, any new rooms will have to. In simple terms, the walls, roof slopes and ceilings around the new rooms are required to have a resistance against heat loss (known in the Building Regulations as a U Value). The minimum standard that each element is required to meet is shown in the table below:

Standards for thermal elements of W/mK or U-values

Element (a) Standard for new elements in an extension 0.30 0.20 0.20 U-value = 1.8 W/mK OR Window energy rating = Band D OR Centre-pane U-value = 1.2 W/mK (b) Standard for replacement elements in an existing dwelling 0.35 0.20 0.25 U-value = 2.0 W/mK, OR Window energy rating = Band E OR Centre-pane U-value = 1.2 W/mK

Wall Pitched roof insulation between rafters Flat roof or roof with integral insulation Window, roof window and rooflight

The loft conversion should be constructed so that there are no reasonably available cold spots in the insulation caused by gaps between materials, at the joints and at the edges, such as those around window and door openings. Reasonable provision should also be made to reduce unwanted air leakage through the new loft conversion.

Sound Insulation It is worth noting that if converting a loft in a semi-detached or terrace property any new party wall construction must be built to no worse a standard than what already separates the adjoining properties at first and ground floor.