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Link to photos as project develops
We started week last Monday to convert a 2 bed flat to 2 1 bed flats by way of loft conversion and dormer
as the existing 2 bed flat does not meet the london living space standards it will be a 1 bed 2 person flat once converted althou it will done so that it can be made into a 2 bed flat in the future , NOTE this property is not in a London Borough
There is no budget, nor is there a time constraint, it is being done by my 2 lithunians and I,
if there is interest, I will continue to post pictures and the costs as they are incurred as this job is being done in a SPV and all costs are being logged in cloud version of quickbooks
Killer for last 2 days has been a silly oversized steel 305mm deep 6.5m long at 48kg/m hand lugged up 3 metres of staircase - horrible
couldnt use a genie relied on a block and chain
Chartered Accountant, FCA 34th year in public practice,
BTL since 1992
works done so far
2 chimneys stacks removed, back to brick everywhere, one window part bricked up and replaced floor joists in old kitchen as were rotten
Hi David,Thank you so much for starting this. I really get so much value from people sharing their projects, and I think these refurb & development diaries add so much value to the community.I will be watching the up-dates with interest and wish you good luck with the project.
Vanessa Warwick Landlord and Co-Founder of PropertyTribes.com **If you have got value from Property Tribes, find out how you can support it in remaining a free to use community resource**
Please do update, yes - it will immensely help the community myself included. Thanks in advance,
David, do you have any before pictures of the flat before you gutted it? I always love the before, during, and after pictures.
Well done so far
New pics uploaded
joists 9 by 2 with crash deck made from 18mm 0SB uploaded
stores in rear garden
and some pics from day 1
labelling and numbering the pics to tell the story
scaffolding going up today
How do you know the steel is oversized? Are you a Structural Engineer? A 50kg/m beam for a +6m span in a loft conversion (presumably carrying floor and roof load) sounds reasonable to me.
Most people don't realise a beam doesn't just have to be strong enough, it has to be stiff enough too - excessive deflection will lead to cracking in brittle finishes like plaster and brick. The relationship between span and deflection is cubed - i.e. a 6m beam will deflect 8 times more than a 3m beam with the same load on it. There's lateral torsional buckling to consider too, which has the effect of reducing the strength of a beam the longer it gets, meaning a heavier section is needed to compensate.
Structural engineers design to strength and deflection criteria set out by standard codes and don't pick big beams for fun. I know because I am one, and it is frustrating to have people who have no idea what they are talking about claim a beam is 'too big'. That said, some engineers can be guilty of being are over-cautious.
Anyway, rant over!
http://www.smartbuild.uk.com | Structural Engineer
No I am not a structural engineer, doing Civil Engineering at University was enough for me
I am aware that deflection is the main issue,
but do wonder how many Engineers design beams with an eye on their professional indemnity policy and design in safety factors that multiply upwards
anyway thank you for taking the time to follow the thread, and now I know who to badger when i have a quick query
Building Control came today, next visit once dormer and gable wall built
Knocked through between old kitchen and living room, new stairs to go in and both doorways for the 2 flats
The hip roof is now disconnected from the wall plate and supported so the gable end can be built
all comments welcome positive or otherwise
A little update
we applied for and got planning permission for an additional 1 bed ground floor flat on the rear of this shop
shop was reduced in size from 60sq metres to 48sq metres but still let to new tenants with no void period at the same rent (demand was very high using rightmove through upad
2 upstairs flats need finishing but on hold until ground floor flat is further along
oversite is being poured monday
Good GDV uplift and expected rent roll of 41k p.a, higher than original purchase price
Thanks for the up-date David and glad to hear it is all progressing so well.