The Party Wall Act of 1996 ensures that anyone undertaking an extensive home improvement project involving any shared walls or foundations, need to give their neighbours notice (in writing) before going forward with any plans. The strict definition of a party wall is a wall that ‘stands astride the boundary of land belonging to two (or more) different land owners’. The wall could be part of a building, separate two (or more) buildings, or consist of a party fence wall. It could also be a party structure, for instance, a floor partition.

The act gives cover if you’re excavating within 3 or 6 metres of a neighbouring building or structure; a new building at the boundary line between properties; or other projects that affect the existing party wall or structure. Such projects could include: to insert a damp proof course, to raise the height of a party wall, or to demolish or repair a party wall.

You generally don’t have to give any notice if the work you’re planning on undertaking is minor, such as removing old plaster and replastering, or fixing plugs and screws for shelving. What you need to bear in mind however, is what affect, whatever your project may be, will have on the structural strength and support function of the party walls. If it could cause damage you need to keep your neighbours informed.

The Party Wall Act is not something to neglect and should you fail to give notice to your neighbours (or those affected such as a landlords or freeholders) and you start work anyway, your neighbours can then prevent your work from continuing through a court injunction. A neighbour can also prevent your builders from working certain hours.

When you serve your notice, you need to include a full description of what you plan to undertake. The notice is valid for a year, so don’t wait too long to alert your neighbours, at least two months before you start the project should suffice. It’s always best to discuss the project in person before you service notice to avoid giving your neighbours any nasty surprises!

The information contained within this article is strictly for guidance only. Rated People recommends that you always check current sources of information in case regulations have changed. Rated People cannot accept any liability for miscommunication of the law in the case of a change in regulation or any action done to a property based on the information held in this article. Rated People © 2013.

 

 

Undertaking a basement conversion or excavation is a huge project and something that will cost a considerable amount of money. Therefore, it’s really important that you get everything right and plan ahead. Start by asking these questions.

What will you use the basement for?

If it’s extra space you’re after, or a new bedroom, you’re better off with a loft conversion. Really evaluate what it is you’re lacking in your house before you start the project. Basement conversions are ideal for cinema rooms, play rooms or an extra sitting room, as very little or no natural light will find its way in.

Is your home ideal for a basement conversion?

Get in a tradesman who specialises in basement conversions, they can assess if your property is able to be altered. The best properties for basement conversions are terraced or semi-detached homes, which are unable to extend up into the loft or already have been extended.

Victorian properties which have timber-suspended floors are also suitable, as this means work can be carried out from the outside and you don’t need to vacate the property while work is under way. If you need to dig more than 1.2m under your existing foundation you will need a specific type of risk insurance, ensure your builder has this.

Do you have planning permission?

As long as you convert an existing cellar and don’t change the structure and external appearance of the property, you generally don’t need planning permission. An excavation is different however, especially if you’re adding a light well. In all cases you need to apply for Building Regulations, which cover fire escape routes, ceiling height, damp proofing, ventilation and electrical wiring.

Have you given notice to your neighbours?

If you live in a terraced house and you share walls and foundations with other properties, you need to give your neighbours notice about the planned work. The Party Wall Act of 1996 will prevent any disputes down the line and in addition, you’ll be able to include your neighbours in your plans and manage their expectations throughout the project.

How will you replace natural light?

Think if your planned space will work without natural light. Light pipes (cylindrical shapes that use reflective surfaces to stream light into the space below), window wells (a double-glazed window that lays on the ground and passes light down to the basement), mirror-bases systems or  glazed ceiling panels might work particularly well. Bear in mind however, that projects like these will add a considerable cost to your final bill.

How will you damp proof the basement?

The key to a basement conversion or excavation is the damp proofing. Damp won’t be able to dry up in a space without direct natural light, so this is an essential issue to tackle. The best method is the water membrane system, although it needs to be executed flawlessly, otherwise it will still lead to a damp problem. Ventilation shouldn’t be overlooked either, as damp can create a musty smell in your property. Your builders will line the basement with a studded membrane, which is sealed to walls, ceilings and floor. Then a secondary wall is built inside this lining, made up of plasterboard, screed or a floating timber floor. A pump and drainage channel then ensures any water that seeps through the property is pumped away.

The information contained within this article is strictly for guidance only. Rated People recommends that you always check current sources of information in case regulations have changed. Rated People cannot accept any liability for miscommunication of the law in the case of a change in regulation or any action done to a property based on the information held in this article. Rated People © 2013.

A basement conversion can be a fairly simple or a very complicated job, depending on what type of living space you have in mind. Basement conversions are good improvements when adding extra storage, a playroom or cinema room. Loft conversions, on the other hand, are usually used for adding an extra bedroom.

The easiest basement conversions are those properties that already have a cellar beneath the house. That way you are only changing the space, making it habitable, and you don’t need planning permission, however you do need to apply for Building Regulations, as with all structural changes. Should you alter the floor level, the project is classified as an extension and it’s very likely you need planning permission, too.

Converting an already existing cellar takes only a few weeks to complete, whereas an excavation can easily take several months. In addition, if a basement is to be built from scratch, some of the work might include digging out an area by hand, which will push the price up considerably. Should the soil need to be carried through the home, rather than via the garden, you also won’t be able to live in your property while the builders are digging.

The best conversions are those that create the impression of being on ground level. Natural light is the most important factor here, which you can recreate with faux windows, computer controlled lighting and solar tubes. A common trap is to continue to dig, creating a bigger space than you actually need. A good rule of thumb is to keep the basement proportionate to the size of your house. Don’t build more than 25% of the above ground floorspace.

A simple basement conversion, will cost around  £750-1,400 per square metre, roughly what you would expect to pay for a loft conversion. If you’re looking at something more complicated, you also need to take into account extra costs such as the digging, underpinning the foundations, diversion of drains, the ground conditions, as well as removing the subsoil. The cost would be about £2,000 – £2,500 per square metre for the structural work and fit-out costs would amount to £750-£800 per square metre.

The information contained within this article is strictly for guidance only. Rated People recommends that you always check current sources of information in case regulations have changed. Rated People cannot accept any liability for miscommunication of the law in the case of a change in regulation or any action done to a property based on the information held in this article. Rated People © 2013.