Loft Conversions · Manchester & Greater Manchester
Loft Conversions That
Add A Bedroom —
Not Just A Box.
Velux roof-light, rear dormer and hip-to-gable loft conversions across Greater Manchester — lawful, fully insulated, regs-compliant and finished to a standard that holds its value on resale.
FMB Member · Fully Insured (£2m PL & EL) · Fixed Written Quotes
Service Overview
Loft Conversions —
The Brief, In Plain English.
What It Is
A loft conversion turns dead roof space into a habitable room with a compliant staircase, escape windows, fire-rated separation and full insulation. Three formats dominate Greater Manchester: rooflight (Velux), rear dormer (the volume-maker), and hip-to-gable (turning a hipped semi into a gable end with a dormer behind).
Who It's For
Growing families needing a fourth or fifth bedroom; homeworkers needing a quiet office above the noise; homeowners adding value before a sale (typical 15–20% uplift on Greater Manchester semis); landlords adding a bedroom to push HMO or rental yield.
When You Need It
When the existing footprint can't grow outwards, when the loft has 2.3m+ usable height at the ridge, or when the value uplift on resale comfortably covers the build. Best timed when you're already planning to redecorate the upper floor — saves making good twice.
Why It Matters
Loft conversions are the most regulated work most homeowners ever commission — Building Regs B (fire), K (stairs), L (insulation) and structural calcs all apply. A loft that isn't signed off doesn't legally count as a bedroom on sale, isn't insured as habitable, and can require expensive retrofit to make compliant.
What Happens If You Wait
The Cost Of
Doing Nothing.
An unlawful loft is a liability you live above. The room exists, but the surveyor doesn't count it, the lender questions it, and your insurance may not cover a fire that starts in it.
Risks Of Ignoring It
- →No Building Control sign-off — room shown as 'loft' not 'bedroom' on sale, knocking 5–10% off value.
- →Non-compliant staircase pitch or headroom — sale survey flags it, buyer renegotiates or walks.
- →Fire-rating skipped on the new floor or stair enclosure — insurance void if a fire starts in the loft.
- →Cold roof poorly detailed — condensation in the void, mould forming behind plasterboard within two winters.
- →Steel sat on inadequate padstones — cracking through ceilings below, expensive to put right after decoration.
Common Mistakes Customers Make
- ×Buying a 'loft conversion package' off a generalist builder with no structural design.
- ×Going for the largest dormer the eye can fit, without checking permitted-development volume limits.
- ×Choosing a spiral staircase to save floor space — almost never accepted under Part K headroom rules.
- ×Insulating between rafters only, with no breathable membrane — guarantees condensation in a Manchester winter.
Our Process
First Call To
Final Sign-Off.
01
Loft Survey & Feasibility
Internal head-height check, structural assessment, staircase landing position, building line check. Honest go/no-go before any drawings.
02
Design, Planning & Building Regs
Architect drawings, PD certification or full planning, structural calcs, Building Control submission. Party Wall awards if needed.
03
Fixed Contract & Programme
Itemised contract, week-by-week programme. Signed before works begin.
04
Build — Structure To Plaster
Steelwork in, new floor structure, dormer or roof alterations, fire-rated separation, insulation, first and second fix, plaster.
05
Snag, Sign-Off & Handover
Building Control completion certificate, photo file, snag fixed. Defects period starts from handover.
Credentials
What Stands
Behind The Work.
Fully Insured
£2m public liability and £2m employers' liability cover.
FMB Members
Federation of Master Builders — verified profile.
Structural Work In-House
Carried out by Ultra Build's own team — not subcontracted out.
Garden & External Works
Handled in-house alongside the main build.
NAPIT-Registered Electricians
Electrical work carried out by our NAPIT-registered specialist subcontractors, with certification on completion.
Gas Safe-Registered Engineers
Gas work carried out by our Gas Safe-registered specialist subcontractors, with certification on completion.
The Team
Around 7 full-time staff, and 20+ including long-standing subcontractors we've worked with for 5+ years.
Why It's Worth It
What You
Actually Get.
Lawful, On Paper
Completion certificate from Building Control as standard. The loft counts as a bedroom on every future sale, mortgage valuation and insurance schedule.
Right Size Of Dormer
Dormer specced to maximise headroom and floor area inside permitted-development volume — no enforcement risk, no neighbour objection.
Real Bedroom Headroom
2.0m+ over the staircase landing, 2.3m+ across the usable floor area where the design allows — feels like a real room, not a converted attic.
Fire-Compliant Staircase Enclosure
FD30 fire doors on every room off the new stair core, intumescent strips, mains-wired interlinked smoke alarms — all to Building Regs B.
Insulation That Performs
Warm-roof or hybrid build-up with proper VCL and ventilation path — no condensation, no mould, regs-compliant U-value.
Decoration-Ready Finish
Plaster set flat, skirtings mitred, second-fix joinery clean. You can put a bed in it the day after handover.
Workmanship Guarantee
Written Into
The Contract.
Every Ultra Build Northwest contract carries a workmanship guarantee in writing. It covers defects with the structural build and plumbing issues such as faulty fittings — not just a verbal promise.
10
Years
On Roofs
2
Years
On Extensions
Up To
5
Years
On Internal Renovation Defects
In Detail
Loft Conversions —
Every Variation Covered.
Materials, methods and the situations each variation applies to — so you know what you're buying before you buy it.
Working across
Manchester · Cheshire · Oldham · Salford · Stockport · Alderley Edge · Altrincham & Hale
Full Service Area MapVelux (Rooflight) Conversions
Cheapest format — usable when the existing ridge is high enough that no roof alteration is needed. New floor, dormer-style or roof-light staircase, Velux windows for light and escape. Programme 5–7 weeks. Best for trussed roofs that already have decent head-height when re-engineered.
Rear Dormer Conversions
The volume-maker — extends out from the rear roof slope to give full-height standing space across the floor. Flat-roof dormer (most common) or pitched. Programme 7–10 weeks. Maximises usable floor area within PD volume.
Hip-to-Gable & L-Shape Conversions
Hip-to-gable rebuilds a sloping hipped end as a vertical gable, creating volume for a full dormer behind it. L-shape combines hip-to-gable with a rear dormer over a back addition — the classic Manchester semi conversion. Programme 10–14 weeks. Biggest uplift in usable floor area.
Staircase, Fire Strategy & Escape
New staircase positioned to land where ceiling height allows — usually robbed from the existing landing or front bedroom. FD30 fire doors throughout the stair core, mains-wired interlinked smoke alarms, escape Velux to 33% of room area when no protected route is achievable.
Insulation, Ventilation & Acoustic
Warm-roof construction (PIR over rafters and breather above sarking) where ridge height permits; otherwise hybrid between- and below-rafter with full VCL and 50mm ventilation gap. Acoustic insulation between new floor joists keeps noise transfer to bedrooms below low.
Residential vs Commercial Lofts
Almost all loft conversions are residential. Where commercial premises have unused upper space (offices above shops), the same principles apply but commercial fire regs and access requirements come in — see commercial building works.
Questions
Straight
Answers.
Cost, timeline, guarantees, lifespan, emergency availability — the questions everyone asks, answered before you call.
Ask YoursHow much does a loft conversion cost in Manchester?
+
2026 Greater Manchester pricing: Velux conversion £30,000–£45,000; rear dormer £45,000–£65,000; hip-to-gable plus dormer £55,000–£85,000; L-shape conversion £65,000–£95,000. Fixed itemised quote in writing, including Building Regs and structural fees.
Do I need planning permission?
+
Many rear dormers and hip-to-gable conversions fall under Permitted Development (volume limits and rules apply). A Lawful Development Certificate is strongly recommended for resale. Front dormers and conservation-area properties usually need full planning. We confirm at feasibility.
How long does a loft conversion take?
+
Velux: 5–7 weeks. Rear dormer: 7–10 weeks. Hip-to-gable plus dormer: 10–14 weeks. L-shape: 12–16 weeks. We programme it week-by-week with the contract.
Will my loft be high enough?
+
Rule of thumb: 2.3m or more from existing ceiling joist to ridge under the centre line gives good usable headroom after the new floor and ceiling build-up. Less than 2.2m and a Velux conversion usually isn't worth it without raising the roof.
Does the new room count as a bedroom on sale?
+
Yes — provided it's been signed off by Building Control. We deliver a completion certificate as standard. Without it, surveyors and lenders will record it as 'loft space' and knock value off.
Can I stay in the house during the conversion?
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Yes — almost all the work happens above the existing ceiling. There's about a week of disruption when the staircase is cut in and one of the upstairs rooms loses ceiling temporarily; we work to minimise it.
Do I need fire doors on the rest of the upstairs?
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Yes — Building Regs require FD30 fire doors on every habitable room opening onto the new protected stair core, plus mains-wired interlinked smoke alarms on every floor. Included in the quote.
What about my neighbour's loft / party wall?
+
Loft conversions on semis or terraces almost always trigger the Party Wall Act 1996 — work to the shared wall, beams into the shared wall, or excavation. We flag it at feasibility and recommend a surveyor; awards typically take 6–8 weeks.
Will it add value to my house?
+
Standard estate-agent rule of thumb in Greater Manchester is 15–20% uplift on a properly converted semi, often more in school-catchment areas. Get a current valuation before and after to be sure for your property.
Do you guarantee the work?
+
Yes — 12-month defects period from handover, plus material warranties on roof, windows and boiler. Building Regs completion is unconditional.
Next Step
Turn That Loft Into A Real Bedroom.
Free site survey across Greater Manchester, fixed written quote — no obligation. FMB member, fully insured with £2m public liability and £2m employers' liability, Manchester-based.
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