Loft ConversionsLoft Conversions- The building - The building

regulationsregulationsChris Wigley Chris Wigley

MD London Building Control Ltd

www.londonbuildingcontrol.co.uk

Scheme 1: Bungalow with Scheme 1: Bungalow with Loft ConversionLoft Conversion

Scheme 1: Bungalow with Scheme 1: Bungalow with Loft ConversionLoft Conversion

Option 1A: Means of escape from first Option 1A: Means of escape from first floor windowsfloor windows • Means of escape windows to all first floor Means of escape windows to all first floor

habitable rooms (minimum 450mm wide, with habitable rooms (minimum 450mm wide, with opening of 0.33m2)opening of 0.33m2)

• Interlinked mains SD to halls/landingsInterlinked mains SD to halls/landings Option 1B: Protected routeOption 1B: Protected route

• with enclosed staircase leading to final exitwith enclosed staircase leading to final exit• FD20 doorsets to habitable rooms including FD20 doorsets to habitable rooms including

kitchens and rooms with boilerskitchens and rooms with boilers• Interlinked mains SD to halls/landingsInterlinked mains SD to halls/landings

Scheme 2: Two Storey Scheme 2: Two Storey house with Loft Conversionhouse with Loft Conversion

Scheme 2: Two Storey Scheme 2: Two Storey house with Loft Conversionhouse with Loft Conversion

Scheme 2: Two Storey Scheme 2: Two Storey house with Loft Conversionhouse with Loft Conversion

Option 2A: A protected routeOption 2A: A protected route • with enclosed staircase leading to final exitwith enclosed staircase leading to final exit• FD20 doorsets to habitable rooms including kitchens and FD20 doorsets to habitable rooms including kitchens and

rooms with boilersrooms with boilers• Interlinked mains SD to halls/landingsInterlinked mains SD to halls/landings

Two Storey house with Loft Conversion Two Storey house with Loft Conversion (Lounge open to stairs)(Lounge open to stairs)

As Option 2A: Re-instate a protected routeAs Option 2A: Re-instate a protected route • Form route using 30 minute FR construction (FD20 doorsets) Form route using 30 minute FR construction (FD20 doorsets)

or fire-curtainsor fire-curtains Option 2B: SprinklersOption 2B: Sprinklers

• Sprinklers to Ground Floor roomsSprinklers to Ground Floor rooms• FD20 doorsets/construction to separate the Ground Floor FD20 doorsets/construction to separate the Ground Floor

from the First Floorfrom the First Floor• MOE from a First Floor room to a place of safetyMOE from a First Floor room to a place of safety• First Floor doors to be FD20 or upgraded using envirograf or First Floor doors to be FD20 or upgraded using envirograf or

similarsimilar• New doors to the loft to be FD20 New doors to the loft to be FD20

Scheme 3: Three Storey Scheme 3: Three Storey house with Loft Conversionhouse with Loft Conversion

Scheme 3: Three Storey Scheme 3: Three Storey house with Loft Conversionhouse with Loft Conversion

Option 3A: Option 3A: Protected route and Protected route and smoke detection throughoutsmoke detection throughout• Protected route to final exitProtected route to final exit• FD20 doorsets throughoutFD20 doorsets throughout• SD throughout (HD in kitchen) SD throughout (HD in kitchen) • No open plan arrangements allowedNo open plan arrangements allowed

Scheme 4: Two Storey Scheme 4: Two Storey building (flats) with Loft building (flats) with Loft

ConversionConversion Option 4A: Independent accessOption 4A: Independent access

• Treat as Two Storey house with Loft Treat as Two Storey house with Loft Conversion (Scheme A)Conversion (Scheme A)

Option 4B: Creation of maisonetteOption 4B: Creation of maisonette• Protected internal stairs to a flat exitProtected internal stairs to a flat exit• FD20 doorsets throughoutFD20 doorsets throughout• SD throughout (HD in kitchen) SD throughout (HD in kitchen)

Scheme 5: Three Storey Scheme 5: Three Storey building (flats) with Loft building (flats) with Loft

ConversionConversion Option 5A: Independent accessOption 5A: Independent access

• Treat as Three Storey house with Loft Treat as Three Storey house with Loft Conversion (Scheme C)Conversion (Scheme C)

Option 5B: Creation of maisonette at Option 5B: Creation of maisonette at a high level (over 7.5m above Ground a high level (over 7.5m above Ground Level)Level)• Protected internal stairs to a flat exitProtected internal stairs to a flat exit• SD & FD20 doorsets throughoutSD & FD20 doorsets throughout• Secondary escape route/stairs required, or a Secondary escape route/stairs required, or a

fire engineered solutionfire engineered solution

Guidance based upon LABC Technical Guidance Note

This guidance is intended for two storey houses that are converted to form 3 storeys.

The new 3rd storey floor area should not exceed 50m².

Existing hardboard or other lightweight (hollow-core) doors are not considered adequate to provide a reasonable level of fire protection to a stair enclosure and should therefore be replaced with FD 20 doors.

Option 1: Upgrading Option 1: Upgrading existing doors (minimum existing doors (minimum

32mm thick)32mm thick) Detection throughout: smoke detectors should be provided Detection throughout: smoke detectors should be provided

in all habitable rooms, at every storey level (including any in all habitable rooms, at every storey level (including any half landing levels adjacent to habitable rooms) with a HD half landing levels adjacent to habitable rooms) with a HD in the kitchen. All alarms should be mains powered with in the kitchen. All alarms should be mains powered with battery backup, and interlinked. BS 5839:6 recommends battery backup, and interlinked. BS 5839:6 recommends optical detectors in circulation areas with ionization optical detectors in circulation areas with ionization detectors for living/dining rooms. Either type is acceptable detectors for living/dining rooms. Either type is acceptable in bedrooms.in bedrooms.

There should be at least one window at first floor level of a There should be at least one window at first floor level of a size that would permit emergency egress to either a rear size that would permit emergency egress to either a rear garden of sufficient depth (garden of sufficient depth (i.e. at least as deep as the rear i.e. at least as deep as the rear elevationelevation’’s heights height) or from the front elevation, leading to a ) or from the front elevation, leading to a place of safetyplace of safety (i.e. not over light wells (i.e. not over light wells))

The door should be attached to the door frame with steel The door should be attached to the door frame with steel hinges, not be visibly warped, fit well into its frame and hinges, not be visibly warped, fit well into its frame and there should be no visible defects particularly in the panels.there should be no visible defects particularly in the panels.

Any existing glazing to doors or fanlights should be Any existing glazing to doors or fanlights should be replaced by wired glass or similar fire resistant glazing to replaced by wired glass or similar fire resistant glazing to provide adequate resistance for integrity and stability.provide adequate resistance for integrity and stability.

There should be no significant defects to adjacent walls or There should be no significant defects to adjacent walls or around door frames forming the stair enclosure.around door frames forming the stair enclosure.

Option 2: Upgrading Option 2: Upgrading existing doors (less than existing doors (less than

32mm thick)32mm thick) Detection throughout: smoke detectors should be provided in all habitable Detection throughout: smoke detectors should be provided in all habitable rooms, at every storey level (including any half landing levels adjacent to rooms, at every storey level (including any half landing levels adjacent to habitable rooms) with a HD in the kitchen. All alarms should be mains habitable rooms) with a HD in the kitchen. All alarms should be mains powered with battery backup, and interlinked. BS 5839:6 recommends powered with battery backup, and interlinked. BS 5839:6 recommends optical detectors in circulation areas with ionization detectors for optical detectors in circulation areas with ionization detectors for living/dining rooms. Either type is acceptable in bedrooms.living/dining rooms. Either type is acceptable in bedrooms.

There should be at least one window at first floor level of a size that would There should be at least one window at first floor level of a size that would permit emergency egress to either a rear garden of sufficient depth (permit emergency egress to either a rear garden of sufficient depth (i.e. at i.e. at least as deep as the rear elevationleast as deep as the rear elevation’’s heights height) or from the front elevation, ) or from the front elevation, leading to a place of safetyleading to a place of safety (i.e. not over light wells (i.e. not over light wells))

The door should be attached to the door frame with steel hinges, not be The door should be attached to the door frame with steel hinges, not be visibly warped, fit well into its frame and there should be no visible defects visibly warped, fit well into its frame and there should be no visible defects particularly in the panels.particularly in the panels.

Any existing glazing to doors or fanlights should be replaced by wired glass Any existing glazing to doors or fanlights should be replaced by wired glass or similar fire resistant glazing to provide adequate resistance for integrity or similar fire resistant glazing to provide adequate resistance for integrity and stability.and stability.

There should be no significant defects to adjacent walls or around door There should be no significant defects to adjacent walls or around door frames forming the stair enclosure.frames forming the stair enclosure.

A proprietary solution should be sought to upgrade the door; this may A proprietary solution should be sought to upgrade the door; this may include the application of fire resistant materials to the panels and stiles on include the application of fire resistant materials to the panels and stiles on the room side of the door. Such doors can be provided with a certificate the room side of the door. Such doors can be provided with a certificate from a specialist supplier confirming their upgraded suitability.from a specialist supplier confirming their upgraded suitability.

Alternatively the door can be upgraded, on the room side, by infilling the Alternatively the door can be upgraded, on the room side, by infilling the panel with a fire resistant board and applying a similar board glued and panel with a fire resistant board and applying a similar board glued and screwed over the entire door.screwed over the entire door.

General Notes for all General Notes for all OptionsOptions

G1).G1). Smoke Detectors can use a wireless link (if certification is Smoke Detectors can use a wireless link (if certification is provided).provided).

G2).G2). FD20 doorsets (not FD30 doors) are usually required in Loft FD20 doorsets (not FD30 doors) are usually required in Loft Conversions; smoke seals are not required. Intumescent strips are also Conversions; smoke seals are not required. Intumescent strips are also not usually required as fire doors are manufactured to provide 20 minutes not usually required as fire doors are manufactured to provide 20 minutes FR without these strips -intumescent strips are used to increase FR to 30 FR without these strips -intumescent strips are used to increase FR to 30 minutes, when this is required. 50mm thick doorstops are also not usually minutes, when this is required. 50mm thick doorstops are also not usually required within dwellings as it is now accepted practice to allow smoke required within dwellings as it is now accepted practice to allow smoke to seep out and set off the detectors in the halls/landings.to seep out and set off the detectors in the halls/landings.

G3).G3). In a house, the top floor may have an open plan arrangement (ie. In a house, the top floor may have an open plan arrangement (ie. no door onto the stairs). However this is not permitted in maisonettes no door onto the stairs). However this is not permitted in maisonettes (where an inner protected hall is needed).(where an inner protected hall is needed).

G4).G4). Each scheme will need an individual survey to ensure there are no Each scheme will need an individual survey to ensure there are no unusual site conditions.unusual site conditions.

G5).G5). Steels supporting floors/walls will need 30 minutes FR. Protection Steels supporting floors/walls will need 30 minutes FR. Protection from the underside is sufficient; the plasterboard needs to be at least from the underside is sufficient; the plasterboard needs to be at least 12.5mm thick fireline board or similar – otherwise steels can be painted 12.5mm thick fireline board or similar – otherwise steels can be painted with intumescent paint.with intumescent paint.

G6).G6). Where an older house/flat has low headroom, the new Loft Room Where an older house/flat has low headroom, the new Loft Room floor may be under 4.5m above the adjacent Ground Level. The provision floor may be under 4.5m above the adjacent Ground Level. The provision then is only for SDthen is only for SD’’s in halls/landings and an adequate MOE window from s in halls/landings and an adequate MOE window from each new habitable room.each new habitable room.

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