You are here: How to gain a bedroom

From converting a loft to remodelling your space, ideas and inspiration for an extra bedroom.

If you have a growing family, adding a bedroom can provide much-needed space as well as boosting the value of your property. Or you may need an extra bedroom for guests or a home office/study. It’s a good idea to ask an architect how to make the most of the space you have available. Here are some possible options.

How to gain a bedroom
How to gain a bedroom

New internal wall

By far the easiest and cheapest way to create an extra bedroom is to divide a large, double bedroom into two smaller ones. It’s a fairly straightforward job to put up a stud wall and should only cost a few hundred pounds. Before you get started, there are several things to consider. Firstly, is the window alignment suitable? You must ensure there is at least one window in each of the two new bedrooms, so you may need to add one. Secondly, each room needs separate access and that involve cutting into a structural wall to create a new door. Although you don’t need planning permission, a new internal wall generally requires Building Regulations approval.

Going up

Converting the attic can be a great way to gain an extra bedroom without losing valuable garden space and is more cost-effective than building an extension. Most lofts are converted under permitted development if they don’t alter the look of the property from the front. Issues to consider include whether your loft is suitable for conversion (you will need a head height of around 2.2m for it to be feasible) and where to put the staircase. Placing the staircase above the existing stairs is the most space-savvy solution, but if that’s not possible the next option is to chop into an existing bedroom. Weigh up what you’ll be losing.

Adding an en-suite is a good idea, it’s not only practical (saves running up and down stairs to the loo) but will add even more value to your home.  A typical conversion costs around £1,200 sqm or £20,000-£60,000 depending on the size, design, quality of finish and other factors.

Digging down

Converting a cellar or building a basement can provide valuable extra living space but is an expensive option. Arguably, the lack of natural light makes a basement suitable for a bedroom as it will mostly be used for sleeping.

Homes with existing cellars are the best candidates for going down a level. Options include lowering the floor to give extra head height. You will also need to ensure the cellar is dry and waterproof. Lightwells can be used to bring daylight into the room.

Pro Vision, a RIBA-chartered architectural practice, estimates costs of £4,000-£6,000 per m2 for a new basement. A big chunk of the cost is down to excavation and underpinning the foundations of the existing house. Basement excavations are only cost-effective in premium property areas, such as central London.

Contact an architect to assess how feasible it will be to have a cellar conversion or build a brand-new basement. Remember to also check permissions and consents that will be needed.

Building over the garage

Building an extra bedroom over a garage can be an excellent option. If you are lucky enough to have a double garage attached to your home, or even a single garage with car port that can be filled in, it should give you enough space for a decent-sized bedroom and en suite. Bedrooms over the garage can make an ideal guest suite, teenager’s bedroom or granny flat. A single garage is still a worthwhile project as a small bedroom.

The garage foundations will need to be checked to prove they can take the extra weight. If not, the garage may need to be knocked down and rebuilt which will add to the cost. You’ll also have to consider if you need an extra staircase or can knock through from the existing house (possibly eating into an existing bedroom). Detached garages can be easier to build over.

Garage conversion

Of course, it’s also possible to upgrade your garage into a bedroom. It will need careful planning to ensure it flows well with the existing space. The garage foundations will need to be assessed if you’re filling in the space left by a garage door or adding new windows and doors. In some cases, new foundations will be required.

Garage floors are lower than the house floor and so adding a new screed along with damp proof membrane and your final floor covering is a way to bring levels up to that of the house.

Your will need to upgrade the fabric of the garage to make it a habitable space, including adding floor insulation, heating and ventilation.

Check what consents and permissions are required. If you are converting a detached, stand-alone garage as opposed to an integrated one, then you may need to apply for a change of use. A basic integrated garage conversion will cost around £5,000-£10,000.

Build an extension

Adding a bedroom (and a bathroom) through a single or two-storey extension is a further option. The downside is you will lose valuable garden space. Careful thought is required to ensure enough daylight still penetrates the middle of the house. Expect to pay roughly £1,000 to £2,500 per m2 for a single storey extension and £1,500 to £2,500-plus per m2 for a two-storey extension.

There are a number of ways to add a bedroom to a dwelling but not all are feasible or financially viable. Major factors you need to bear in mind are the overall cost, any structural constraints and the planning permission required.  An estate agent should be able to say how much value the extra bedroom is likely to add to your home. It’s important to do the sums before you start.

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