Hi All,
My partner and I have just started what is turning into a massive renovation project on a 3 storey late victorian semi. I have been reading here for a few weeks now as we have been planning and doing work, much excellent advice to be found, thanks! PArt of the work we are planning to do is in the 3rd storey room.
This is essentially an attic room, however it is original to the house. What we plan to do is remove the existing lat and plaster non load bearing walls, which are in need of replacement, and push them further back into the eaves to increase the floor space. We will also remove the lat and plaster ceiling and replace this, insulating above it.
We are replacing the ceilings throughout the floor below and will replace with firestop boards, and will insulate under the 3rd storey floor for noise.
We are also hoping to install an ensuite bathroom in the room, and possible a dressing room area - basically walling off one end of the room, and dividing it in 2 for the 2 purposes. These will be stud walls, again we would happily insulate for sound if BRs require.
We know that we need to inprove the safety aspects of the current stairs - they are sound in themselves but need better handrail, banister etc at the top.
currently, there is no fire esacpe window in this room. The previous owners replaced the windows but there are only 2 small top openers in the gable end window, currently the only window in the room, they did not have a compliance cert for the work - but they bought an indemnity policy against issues caused by any non compliance prior to our purchase of the house. We would also be fitting at least 2 velux windows - 1 into the ensuite and 1 into the main room. These could be escape windows if required.
If the existing window proves a problem, might we be able to claim on the indemnity policy in order to make right?
We have no real issues with making the structure safe/up to modern standards in the work I have described above, TBH it seems sensible and not OTT as we are taking floors and walls and ceiling out anyway.
What really concerns me is the need for fire doors all down the escape route, when doing a loft conversion. We are NOT converting, we are making non structural alterations to an existing room. To put in fire doors throughout the escape route would mean changing virtually every original
So my main question is this, would this be seen as work which would necessitate the adding of fire doors?
Are there any other alternatives that might be acceptable?
As the walls are currently unsound in the 3rd floor room, and require replacing if we were to replace them in exactly the same place and not install the ensuite and dressing room, would this make any difference?
We are going to see a BCO tomorrow, but it seems that their responses can vary so thought it might be wise to be a bit forewarned of the possible issues and solutions available so we can have an informed discussion with them.
Any help greatfully received!
Thanks
DM
My partner and I have just started what is turning into a massive renovation project on a 3 storey late victorian semi. I have been reading here for a few weeks now as we have been planning and doing work, much excellent advice to be found, thanks! PArt of the work we are planning to do is in the 3rd storey room.
This is essentially an attic room, however it is original to the house. What we plan to do is remove the existing lat and plaster non load bearing walls, which are in need of replacement, and push them further back into the eaves to increase the floor space. We will also remove the lat and plaster ceiling and replace this, insulating above it.
We are replacing the ceilings throughout the floor below and will replace with firestop boards, and will insulate under the 3rd storey floor for noise.
We are also hoping to install an ensuite bathroom in the room, and possible a dressing room area - basically walling off one end of the room, and dividing it in 2 for the 2 purposes. These will be stud walls, again we would happily insulate for sound if BRs require.
We know that we need to inprove the safety aspects of the current stairs - they are sound in themselves but need better handrail, banister etc at the top.
currently, there is no fire esacpe window in this room. The previous owners replaced the windows but there are only 2 small top openers in the gable end window, currently the only window in the room, they did not have a compliance cert for the work - but they bought an indemnity policy against issues caused by any non compliance prior to our purchase of the house. We would also be fitting at least 2 velux windows - 1 into the ensuite and 1 into the main room. These could be escape windows if required.
If the existing window proves a problem, might we be able to claim on the indemnity policy in order to make right?
We have no real issues with making the structure safe/up to modern standards in the work I have described above, TBH it seems sensible and not OTT as we are taking floors and walls and ceiling out anyway.
What really concerns me is the need for fire doors all down the escape route, when doing a loft conversion. We are NOT converting, we are making non structural alterations to an existing room. To put in fire doors throughout the escape route would mean changing virtually every original
So my main question is this, would this be seen as work which would necessitate the adding of fire doors?
Are there any other alternatives that might be acceptable?
As the walls are currently unsound in the 3rd floor room, and require replacing if we were to replace them in exactly the same place and not install the ensuite and dressing room, would this make any difference?
We are going to see a BCO tomorrow, but it seems that their responses can vary so thought it might be wise to be a bit forewarned of the possible issues and solutions available so we can have an informed discussion with them.
Any help greatfully received!
Thanks
DM
