Loft Conversion Question (plumbing)

[Rooter]

Hi Y'all, looking for experiences and ballpark figures.

We have the costing for the loft to be done, but not yet had a plumber come and look. As part of the conversion, we need to lose the cold water storage and the header tank from in the loft, then we also need to lose the hot water tank that's currently on the 1st floor. A fair bit of work! Then, replace the current boiler with a combi big enough for the house and able to handle a few concurrent shower etcs..

Anyone have any ball park figures I should be looking at? Obviously will get some quotes, but just fag packet costings right now.

Thanks guys!

x

 

[GreiginFife]

We had our system changed to a combi from hot/cold storage Jan 2019 to a Baxi from an old Greenstar Ri. Total was £3100.

 

[fundy]

not quite the same, but last house (4 bed single storey) we had cold water tank removed (loft), hot water tank removed (loft), new bosch system boiler and cylinder installed (utility/bathroom) and new pipework in the loft/ceiling voids to all rads and 2 bathrooms for approx 6k

expect your job is a fair bit bigger though, only way to find out is start getting some quotes

 

[Captainron]

@Stuart_C is the man to ask on this job.

Mates rates I’m sure....

 

[Deleted member 21784]

In theory should the work not be swallowed slightly into the cost of the conversion?

I mean we had a conversion last year and replaced boiler at same time (combi with combi tho)

Yet I'd imagine removing the storage from the loft whilst will be work surely would save a bit in having the pipe work run up to the loft for the plumbing?

We had zero pipe work in the loft .we now have a rad, towel rail. Shower , toilet and sink . Had to run pipes via the hall under the new stairs and up

Just thinking if you have water supply already in the loft would that not be half the battle? Could be completely wrong ofc and I'm sure others will correct me


Our whole conversion cost £45k including re doing the downstairs bathroom and replacing the boiler

Without those costs it would have been 37k

Just a note both quotes didn't include the bathroom tiles or suites just fitting as ofc so much choice and styles so they fit whatever we picked and paid for

 

[jim8flog]

A combi boiler big enough for concurrent showers is a bit of an ask. I have a 32W boiler and the plumber was not even sure about me running one from that (boiler is downstairs and the shower is upstairs.
I do not have the necessary water pressure apparently.

https://www.mybuilder.com/questions/v/52596/combi-boiler-for-two-showers

 

[PNWokingham]

agree with Jim. If you want concurrent use i would go for a normal boiler and sealed tank (like megaflow) - have no real knowledge but that was the clear message from several plumbers when i asked the same question a few years ago

 

[Tashyboy]

When we did the kitchen extension. The plans were to leave the old boiler on the kitchen wall. It looked a pigs ear. It was me brother who said it needs to go. £7K on a kitchen and the old boiler is still there. It just seemed stupid to keep it
Eventually we went for a Combi so the airing cupboard went and was knocked into the third bedroom.
Bottom line Plan A quickly became plan Z. Suffice to say costs went North. but it was well worth it.
With hindsight I wish we had gone for a more powerful Combi Boiler. It takes an age to fill the bath.

You mention that you have a cost for the conversation, do the builders not know a decent plumber. Just another comment, it seems that tradesmen at the moment are very busy and very expensive.
Good luck.

 

[Deleted member 1740]

Theres lots of things to consider but If you've got more than 1 bathroom that you're likely to be using at the same time i'd jib the combi idea and go for a unvented system 210ltr.

Combis aren't designed for multiple HW draw offs.

Answer to your question top end £4k for the conversion and I'd be expecting a Baxi/Vaillant boiler and smart stat at that price.

My idea would probably be £6k again top end, depending on location etc.

Give us a shout if you want anymore advice mate

 

[Deleted member 1740]

We had our system changed to a combi from hot/cold storage Jan 2019 to a Baxi from an old Greenstar Ri. Total was £3100.

Good price that. Baxi 800??

 

[rulefan]

Theres lots of things to consider but If you've got more than 1 bathroom that you're likely to be using at the same time i'd jib the combi idea and go for a unvented system 210ltr.

Combis aren't designed for multiple HW draw offs.

I agree. My son has a combi and it can't really cope if the en-suite shower, house bathroom shower and the kitchen are in operation.
A neighbour has just replaced his standard boiler and cold tank with an unvented system in the loft. Released the space to add a shower room to another bedroom.

 

[GreiginFife]

Good price that. Baxi 800??

Yeah, 830 I think. Compact model as the space isn't big.

 

[Bunkermagnet]

I had my old boiler, cylinder in the loft along with the water tanks all removed, system power flushed and a new Worcester Bosch combi put in about 5 or so years ago(about £3.4k) The cost saving on gas use has been immense, and being as it is a big bugger the flowrate it can handle is equal to if not greater than my cold water pressure so you can use toilets/taps and appliances whilst having a shower and not suffer too much drop off in performance.

 

[GreiginFife]

I had my old boiler, cylinder in the loft along with the water tanks all removed, system power flushed and a new Worcester Bosch combi put in about 5 or so years ago(about £3.4k) The cost saving on gas use has been immense, and being as it is a big bugger the flowrate it can handle is equal to if not greater than my cold water pressure so you can use toilets/taps and appliances whilst having a shower and not suffer too much drop off in performance.

Important point, we are seeing the same savings from reduced gas usage. A result of a more efficient boiler and a newer and better thermostat.
We also had a magnacleanse fitted to help keep the heating system flowing better meaning less effort needed by the boiler and less gas.

 

[Rooter]

Theres lots of things to consider but If you've got more than 1 bathroom that you're likely to be using at the same time i'd jib the combi idea and go for a unvented system 210ltr.

Combis aren't designed for multiple HW draw offs.

Answer to your question top end £4k for the conversion and I'd be expecting a Baxi/Vaillant boiler and smart stat at that price.

My idea would probably be £6k again top end, depending on location etc.

Give us a shout if you want anymore advice mate

Thanks Stu, where would the 210ltr tank have to live?! Near the boiler? or in one of the loft storage corners? Could it live in the garage which is attached to the Utility room, which is where the boiler is!? can it live in a cold place?

 

[Rooter]

And thanks everyone for your inputs! I am waiting on plumbers and the loft company, just impatient and trying to do some sums! So some ballpark figures were extremely helpful! Thanks all!!

 

[USER1999]

I have the boiler in the loft, along with a magnacleanse and the hot water cylinder. Whole system pressurised.

Really wish I had put it all in the garage.

When it leaks, or something needs changing (motorised valves for instance), it is a pig to get to to work on. Any leaks, and there have been a couple, bring the ceiling down.

 

[jim8flog]

Then, replace the current boiler with a combi big enough for the house and able to handle a few concurrent shower etcs..

x

One thing to bear in mind is the aesthetics of a large boiler and where you are going to put it.

This my 32KW one and I get a of comments about it's size

 

[Deleted member 1740]

Thanks Stu, where would the 210ltr tank have to live?! Near the boiler? or in one of the loft storage corners? Could it live in the garage which is attached to the Utility room, which is where the boiler is!? can it live in a cold place?

It can pretty much live anywhere but I'd always try and keep the boiler and cylinder as near as possible.

It comes insulated so can be fitted in a cold place but make sure all pipework off it is well insulated.

Wherever you decide it to position it make sure ita accessible for servicing and repair.

 

[Mudball]

We put all the boiler + storage in the loft ... we have the same challenge ie can’t run too many showers and taps at the same time. I am assuming there must be a way to add pressure to the system

(Not wanting to hijack Rooters thread). I was up in the loft to add some insulation. So moved some of the Electicals around. I chased the extractor ducts to find that while the extractors work beautifully, the electrician never created an outlet/exhaust out of the house. So for the past 4 years, the extractors have pumping the air into the loft. The loft runs the entire length of the house. The floor has insulation but not the ceiling. Any issue with the extractor dumping consensation into the loft (though given the space, I think this will be marginal)