O sullivan civil and construction

1. Initial Planning & Assessment
• Assess suitability of the garage (structure, access, headroom, etc.)
• Decide what the space will be: bedroom, office, utility, etc.
• Get a rough budget in mind.
• Check local council rules: Planning permission may not be needed, but Building Regulations approval is.

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2. Design & Drawings
• Hire an architect or designer (optional but useful) to create floor plans and layouts.
• Consider:
• Insulation and damp-proofing
• Lighting and ventilation
• Structural changes (removing garage door, new walls, windows, etc.)
• Access from the house

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3. Planning & Building Regulations
• Apply for a Lawful Development Certificate (LDC) if you want written proof that planning isn’t needed (good for resale).
• Submit plans for Building Regulations approval (either:
• Full plans application, or
• Building notice for small/simple work)
• Arrange for building control inspections throughout the project.

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4. Prepping the Garage
• Strip back existing interior: remove old fittings, shelves, linings.
• Deal with any damp or drainage issues.
• Garage door removed and replaced (usually with a wall and window).

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5. Structural Work
• New walls built to replace the garage door or for partitioning inside.
• Add or adjust windows and doors.
• Upgrade the roof or ceiling if needed.
• Insulate:
• Floors: may need to raise the floor and add insulation & DPM (damp proof membrane)
• Walls and ceiling: rigid boards or wool insulation inside stud walls.

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6. First Fix Work
• Electric cabling and new sockets/switches installed.
• Plumbing laid (if needed).
• Ventilation systems fitted (extractor fans or trickle vents).
• Any new heating systems extended (radiators or underfloor heating).

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7. Internal Finishes
• Plasterboarding & skimming walls and ceiling.
• Flooring laid (wood, carpet, tiles, etc.)
• Painting and decorating.
• Install doors, lights, switches, etc.

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8. Final Fix & Sign-off
• Fit all fixtures and fittings (radiators, lights, sockets, etc.)
• Final tidy-up and snagging.
• Final Building Control inspection and sign-off (you’ll receive a completion certificate).

1. Check the Head Height

This is the most important factor.
• Measure from the top of the existing ceiling joists to the underside of the ridge beam (the highest point).
• You need at least 2.2 metres for a comfortable conversion after insulation, flooring, and plastering.
• Less than 2.2m? It’s still possible, but more expensive — you may need to:
• Lower the ceilings below, or
• Raise the roof (needs planning permission).

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2. Examine the Roof Structure

There are two main types:
• Traditional cut roof (pre-1960s):
• Big open space with timber rafters and few supports — ideal for conversion.
• Trussed rafter roof (1970s–2000s):
• Crisscrossed W-shaped supports — needs more structural work but still doable.

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3. Floor Structure
• Loft floors aren’t designed to support living space.
• You’ll likely need to strengthen or replace the joists, which affects:
• Ceiling height below
• Floor build-up above

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4. Access & Staircase Space
• Can a proper staircase be installed?
• It must meet Building Regulations: not too steep, enough headroom, usually over existing stairs or in a logical location.
• Loft ladders or spiral stairs won’t usually meet code for habitable space.

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5. Natural Light & Windows
• Plenty of light is key.
• Velux-style roof windows: simpler and usually don’t need planning.
• Dormer windows: give more headroom and floor space but may need planning.

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6. Planning Permission
• Most lofts can be converted under Permitted Development, but you’ll need full planning if:
• You’re raising the roof
• You live in a conservation area
• You’re adding large dormers or balconies

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7. Building Regulations

You’ll always need approval for:
• Structural work (floors, beams, dormers)
• Fire safety (escape windows, fire-rated doors, alarms)
• Insulation and energy efficiency
• Electrics and plumbing (if applicable)

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8. Chimneys, Tanks & Obstructions
• Is there a water tank or chimney in the way?
• These can be moved, but it adds cost.
• Boiler flue? Satellite dish? Solar panels? May need relocating.

1. Feasibility & Initial Survey
• Measure head height (minimum 2.2m is ideal).
• Check roof structure (trusses vs. cut roof).
• Inspect for chimneys, water tanks, flues, or obstructions.
• Assess access for a staircase.

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2. Design & Planning
• Work with an architect, designer, or loft specialist.
• Choose your conversion type:
• Velux (rooflight) — minimal structural work.
• Dormer — adds headroom and floor space.
• Hip-to-gable — common in semi-detached homes.
• Mansard — big changes, often needs planning permission.
• Design staircase position and layout.
• Consider roof windows, insulation, storage, and ensuite options.

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3. Planning Permission & Building Regulations
• Planning permission: Not always needed if under Permitted Development, but check:
• Conservation areas or listed buildings usually need full planning.
• Large dormers or roof alterations may also require it.
• Building Regulations approval is always required, covering:
• Structural safety (steel beams, joists)
• Fire safety (escape windows, fire doors, alarms)
• Insulation (walls, roof, floor)
• Stairs, ventilation, electrics, plumbing

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4. Structural Preparation
• Scaffolding erected for roof access.
• Steel beams installed to support the new floor and roof structure.
• Floor joists laid above the existing ceiling joists to create a strong, level base.

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5. Roof Work & External Structure
• Dormers built, or rooflights installed.
• Any roof alterations done (hip-to-gable or mansard shaping).
• Chimney breasts removed or altered (if needed).
• Roof tiled, felted, and weatherproofed.

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6. First Fix (Internal)
• Partition walls built.
• Staircase installed.
• Plumbing and electrics run (for lights, sockets, bathroom if included).
• Insulation installed in walls, roof, and floor.
• Windows fitted.

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7. Building Control Inspection (Midway)
• The inspector checks insulation, structural work, fire safety, etc., before it’s covered.

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8. Plastering & Second Fix
• Plasterboarding and skimming walls and ceilings.
• Fit doors, skirting, architraves.
• Second fix electrics and plumbing (switches, radiators, lights).
• Fit bathroom suite if applicable.

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9. Decorating & Flooring
• Paint walls and ceilings.
• Fit carpets, tiles, or flooring.
• Add finishing touches (storage, wardrobes, blinds, etc.).

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10. Final Inspection & Sign-off
• Building Control final inspection.
• You’ll receive a Completion Certificate — essential if you ever sell the property.

24 years

At O’Sullivan Civil & Construction, we are committed to delivering robust, reliable, and innovative civil engineering and construction solutions for clients in West London. With decades of combined industry experience, our expert team brings technical excellence and project efficiency to every job — from large-scale infrastructure developments to high-end residential builds and renovations.

Our reputation is built on engineering precision, construction quality, and a strong commitment to health, safety, and environmental standards. Whether you’re a commercial developer, public sector authority, or homeowner looking to enhance your property, we have the expertise and resources to bring your project to life — on time, on budget, and to the highest standards.

Our Work Guarantee

We stand by the quality of our workmanship and materials. Here’s what we offer with every project:

1. Workmanship Guarantee
• All our building work comes with a minimum 10-year structural guarantee.
• Covers all major structural elements, such as floor joists, roof alterations, steel beam installations, and dormer construction.

2. Manufacturer Warranties
• Any materials we use (e.g. Velux windows, insulation, roofing tiles) are backed by manufacturer warranties, typically ranging from 5–20 years, depending on the product.

3. Electrical & Plumbing Certification
• All electrical work is certified under NICEIC or equivalent scheme, and comes with a compliance certificate.
• Plumbing installations (especially if involving heating or bathrooms) are completed by Gas Safe or certified professionals.

4. Building Control Sign-Off
• You’ll receive a Completion Certificate from Building Control on final inspection, confirming the project meets Building Regulations.

5. Aftercare Support
• We provide 12-month aftercare for any snagging issues that may arise after completion — free of charge.

What I love most about my job is seeing the transformation — taking a dusty old loft or unused garage and turning it into something beautiful and genuinely useful. It’s always satisfying watching the space evolve day by day, especially knowing it’ll make a real difference to someone’s home and lifestyle. Every project is different, and I enjoy the mix of hands-on work, problem-solving, and working closely with clients to bring their ideas to life. There’s nothing better than seeing their reaction at the end — that’s the part that never gets old.

I’ve always enjoyed building things and working with my hands, but after years of working for other companies, I realised I wanted more control — over the quality of the work, how clients were treated, and the direction of the projects. I wanted to build something of my own, with a solid reputation and high standards. Starting my own business gave me the freedom to take pride in the work from start to finish, work more closely with clients, and create a team that shares the same values. It wasn’t just about making a living — it was about building something to be proud of.

Clients should choose us because we genuinely care about the work we do and the people we do it for. We’re not just ticking boxes — we take pride in delivering high-quality, reliable workmanship with attention to the smallest details. We’re honest, hands-on, and easy to deal with. From the first conversation to the final sign-off, we make the process as smooth and stress-free as possible. Our projects are built to last, and so are the relationships we build with our clients. If we say we’ll do something, we do it — simple as that.

Yes, we can provide certain services online or remotely.

While the building work itself is always hands-on, we make the early stages as convenient as possible for our clients:

1. Free Online Consultations
• We offer video or phone consultations to discuss your project, ideas, budget, and timelines — no need for an in-person visit straight away.

2. Remote Quotes
• Send us your photos, rough measurements, and a description of what you need.
• We’ll provide a free estimate remotely, and follow up with a detailed quote after a site visit (if needed).

3. Design & Planning Support
• We can work with you remotely on design layouts, planning advice, and structural drawings via email or Zoom.
• Collaborate with architects and engineers digitally to speed up the process.

4. Ongoing Updates
• We keep clients informed with photo/video updates, progress reports, and regular check-ins — especially useful if you’re managing the project from a distance.

We offer virtual consultations, quotes, and planning discussions via phone or video call where possible to limit in-person contact.