attic conversion - house sold as 4 bed?

I'm about to put my house on the market.

I just saw that a house on the road just went on the market. They're both bugalows but the other house has made lots of modifications in the house (knocking bedrooms into eachother to make 2 v. big bedrooms) including putting two bedrooms in the attic.

When I sold my last house we had an attic conversion but the estate agent told us we weren't allowed to list it as a 3 bed 'cos the 3rd bed was an attic conversion.

Is the agent allowed to list the house as a 4 bed if the two beds are in the attic?

Where can I find further info about this?

thanks Venice - would you know where I could find out more about the regulations for attic conversions? Tks a mil

This seems to deal with a lot of questions

http://www.atticconversions.ie/FAQ/FAQ/Navigation.html#1

venice said:

This seems to deal with a lot of questions

http://www.atticconversions.ie/FAQ/FAQ/Navigation.html#1

Click to expand...

Be careful of the above.
A little knowledge can be a dangerous thing.
It mentions nothing about alternative escapes or fire proofing.

ONQ.

babydays said:

thanks Venice - would you know where I could find out more about the regulations for attic conversions? Tks a mil

Click to expand...

There are at least three bodies of law which cover attic conversaions: Planning Regulations, Building Regulations, Health and Safety Legislation.

The following exchange took place on archiseek:

[broken link removed]

Some salient points include:

1. Conversion of an existing attic appears to constitute exempted development under planning legislation - check with your local plannign officer.
2. Velux windows may be considered exempted development in some cases, but not all - check your building regs for alternative escape window requirements - these must be balanced against privacy of neighbours.
3. All building works are covered by the building regulations, regardless of whether or not they need commencement notices [actually that's my observation].
4. Attic conversions need to comply in respect of:

Points to watch include:

• Head height too low
• Stairs too narrow/steep
• Forgetting to include insulation

This is where you need the advice of an architect.

ONQ.

[broken link removed]

venice said:

Click to expand...

Yes, well, confusion can easily arise unless you keep up to date with this stuff.



Before the An Bórd Pleanála case referred to in the archiseek link I posted I was told by our local planning officer that one velux to the rear was considered exempted development, two was pushing it and they would not be considered exempted development on the front.

Things change in planning all the time, which is why I advise people to take advice from a building professional.

Building Regulations OTOH have been law since 1st June 1992.
There is no excuse even for laypersons for not knowing about them, whatever about interpreting them - leave that to professionals is my best advice.

You can read about them here:

http://www.environ.ie/en/TGD/

Finally Health and Safety law affects work practices everywhere.

Wander over to the Self-Build Faq and read a little of this [still] unfinished work.

ONQ.

[broken link removed]

There's certainly a lot to consider.
Sounds like there's no way I can know (looking from the outside) whether the house is allowed to be called a 4 bed or not.

Tks a lot for all the links.

This is where you need the advice of an architect.

ONQ.

[broken link removed]

Click to expand...

In my experience the so called “building professional” are not up to speed themselves. Pay for an architect, don’t make me laugh. ONQ, you are just advertising your service “ Pay me and I will answer you query” I think not.

Babydays, don’t waste you money…

From what I know estate agents are not allowed to call attic rooms bedrooms if they are not habitable spaces as defined by planning laws.
I did go to view a house that was listed as a 3-bed but did have 3 more bedrooms in the attic, and that estate agent told us they cannot be listed as bedrooms.
If the Dormer windows look out to the front (roadside, public view), you can look up the house in the Planning Office of your local Council because they would need planning permission to put in the windows.