Loft conversions are one of the most common types of party wall related works that we assist with where properties are semi-detached or terraced, and they share an internal Party Wall which may include party parapet walls and chimney stacks or indeed an existing adjacent dormer conversion.
The two main structural tasks involved in converting a roof space are:
Strengthening the floor (as the floor of a loft is not designed to take the load of people + furniture) and installing a ridge beam for the dormer roof structure.
Enlarging the space by constructing a dormer at the rear of the property (it’s not generally permitted to construct a dormer at the front of a property as it affects the ‘street scene’).
Strengthening the floor
‘Strengthening’ in this scenario generally means constructing a whole new floor over the existing (it would be disruptive to remove the existing as it also forms the ceiling of the rooms below). So, a new set of floor joists are installed but, as the span is generally such that very large section joists would be required, the space is divided up with structural beams to reduce that span.
Those steel beams typically run from side to side, because it is the shortest span (meaning that the beams can be smaller and, therefore, cheaper), but that means that one or both ends of the beams must be supported on a party wall and that’s where we come to the work falling within the scope of the Act.
To support the beam, a pocket is cut into the party wall, large enough to accommodate both the beam and either a concrete padstone or steel plate to spread the load. This can be done without damaging the opposite side of the party wall as a party wall is generally 2 half bricks (or one whole brick) thick, and the pocket only needs to be half a brick deep. Once the beam is in place, the brickwork around it is made good.
Cutting into the party wall to form the pocket is a right provided by section 2(2)(f) of the Act.
2(2)(f) [A building owner shall have the following rights] – to cut into a party structure for any purpose (which may be or include the purpose of inserting a damp proof course)
Constructing the dormer
To form the dormer, the rear elevation of the existing roof is removed, and in the process, the party wall is exposed to the elements. Exposing a party wall which was hitherto enclosed is a right provided by section 2(2)(n) of the Act.
The right is subject to providing adequate temporary weathering and that is typically done by covering the ‘hole’ with either a temporary roof (sometimes called a ‘tin hat’) or tarpaulins.
Other notifiable works
Sometimes, to maximise the internal space, an owner will build up against, or into up off the party wall, including party parapet wall to construct the dormer flank wall.
Raising a party wall is a right provided by section 2(2)(a) of the Act.
Finally, when converting a roof space, owners will often take the opportunity to remove any chimney breasts that are not in use to create additional floor space. The chimney stack will generally remain and be supported within the roof space (which is why it is often combined with a loft conversion) though full and part removal are also popular.
Although chimney breasts are often constructed on either side of a party wall, and connect to a shared chimney stack, the flues are generally separate. It’s therefore possible to cut a chimney breast away from one side of a party wall without affecting a corresponding chimney breast on the opposite side.
Cutting a chimney breast away from a party wall is a right provided by section 2(2)(g) of the Act.
Loft conversions are significant projects and owners often take the opportunity to renew, upgrade or repair existing wall, roof and chimney structures including leadwork and sometimes internal wall insulation. All these works are potentially also notifiable and we can advise on these matters likely to fall under section 2(2)(b) and 2(2)(h) of the Act.
The notice period for all party structure works is 2 months. This means that works cannot commence within this period unless permitted by the Adjoining Owners who generally waive this requirement if they Consent to the Notice but also if they Dissent and once an Award has been served.
If you are planning a loft conversion and require advice on party wall matters, you are welcome to contact us on 07445 801885 or info@fairburnspartywall.co.uk. We can also prepare and serve the notices on your behalf on a fixed fee proposal basis and manage all statutory processes and communications with Adjoining Owners.
