When homeowners want to increase the square footage of an older house they often think addition when they could be thinking conversion, as in transforming an attic into livable space. “When you convert an attic space into a livable area you discover the ‘hidden space’ you never thought you had,” said Francisca V. Alonso, of AV Architects and Builders. “You can save money on not having to build walls for this ‘new floor.’ However, you need to consider that you will have limitations on ceiling height and overall dimensions of the space.”
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Alonso said the structural supports of the new floor need to be reviewed to see if it can handle the loads.
Capturing attic space can “cost almost half of what you pay for an addition,” said Russ Glickman of Rockville-based Glickman Design Build.
One Reston couple wanted a new master-bath suite and was told by two separate contractors that an addition was the only way to get it. Glickman convinced the couple to reconsider and use the dark, drab attic space above their garage.
“There wasn’t enough head room in the attic. The ceiling was too low,” Glickman said. “We were able to drop the floor because the garage had high ceilings.”
The team lowered the floor by two feet, which left eight feet in the garage and yielded enough headroom for a new 270-square-foot master bathroom above. “Tearing up subfloor is not hard,” Glickman said. “It’s less expensive than building a whole new addition.”
Glickman’s team also knocked out the wall separating an unused bedroom and a small study that abutted the attic. Along with the bathroom, this created a master bath and bedroom suite of more than 614 square feet.
The money the couple saved on construction was used to splurge on the interior. The bath was appointed with luxurious French Beaumaniere soapstone and marble trim tiles, cherry wood vanities with antique verde marble countertops and a custom glass-and-gold shower for two.
Not all attics are suitable for conversion. Roofs in newer homes, those built after 1960, often were framed with trusses instead of strong rafters. Even if an attic with trusses appears to have amble headroom, it is not suitable or safe for a conversion because it cannot support the weight, Glickman said.
The most difficult issues that arise with attic conversions are associated with heating and cooling. “One of the issues with attics is making sure they are comfortable. Instead of trying to extend a current heating and cooling system it is much better idea to create a separate system for the attic,” Glickman said. This might include creating a new zone for the upper floor.
Local governments may have restrictions on “heat load,” which measures the capacity of the space heating and cooling system required to maintain comfortable indoor temperatures. Regardless of whether a government mandates heat-load calculations, Glickman recommended having it done in any attic conversion.
Because most attics have low ceilings, Alonso said they tend to be ideal spaces for children.
“It can be a very cool kid’s playroom since most kids love the idea of ‘being at the top’ of the house … like a tree house in your own home. And they don’t mind the ceiling limitations,” he said. “The trick is to open it up as much as possible so that you don’t feel enclosed.”
Large windows are a key element that can make an attic feel pleasant and inviting. “It can become the observatory of your home if it’s naturally bright and inviting,” Alonso said.
