Conservatory impact on loft conversion?

[MummyBear]

hi all, we're hoping to have a loft conversion on our 1920s/1930s semi.

On the ground floor we have a conservatory which is original to the house and the entrance to that has a beam across the top supporting the back wall of the house

Different builders have said different things about this - one said we'd need to upgrade the beam (which I guess would prob mean tearing the conservatory down!). Another said it would be fine and we wouldn't need to upgrade.

Any experience on this or advice? Would be good to know for sure before starting loft project as this will have a big impact on costs I expect.

Thanks!

 

[wessex101]

It is good practice to check all existing beams and lintels when you are undertaking a project which will add loads such as a loft conversion. It will probably be a requirement of the building control officer too.

It could just be a simple matter of exposing the beam to see what it is made from if the opening is fairly small or possibly get a structural engineer to inspect it and work out whether it will take the extra load if the span is wider. The actual additional load is fairly modest so chances are the beam will be OK or design the loft conversion so that loads are not transmitted to the beam in question.

 

[freddiemercurystwin]

I wouldn't take any builders advice on this matter. Got some photos to explain things better?

 

[MummyBear]

Thanks both. I will add some photos when I get home to try and shed some light.

Interesting point that the loft could be designed to put the loads are transmitted elsewhere. Thanks!

 

[MummyBear]

Would anyone know whether it is typical for the load of a loft conversion to be transferred down the front and back of the house or down the party wall and the side wall?

 

[^woody^]

Your designer tells the builders how to build his design, and the builders don't decide if a beam is adequate or not. And you tell the designer that the beam needs to remain, and he designs on that basis.

Loft loads (normally the new floor) go on the side walls via some new beams. A new dormer will add load to the external wall, but not so much that a beam should be replaced, as it would generally have spare capacity for loading.

 

[tony1851]

Most loft conversions incorporate a new beam at the level of the loft floor, which runs parallel to, and just behind, the rear wall. This beam is supported on the party wall at one end, and the side gable at the other end. This supports the new loft floor and dormer front, so that no additional weight is put on the rear wall of the house.

 

[MummyBear]

Thank you! Sounds promising that we might be ok. I have a rep coming from a loft company this afternoon so I will get his opinion too.

 

[freddiemercurystwin]

Loft conversion 'specialists' are often a poor choice of contractor.

 

[tony1851]

@op; have to agree with the guy above. Loft conversion specialists are often either the most expensive way to go about it or, they are complete s**te.
And don't be beguiled by any offer of 'free plans' - they will just be pretty pictures and are unlikely to show any construction details.
This forum has a recent thread in which someone had a loft done by 'specialists' and has been badly let down.