Published 7 June 2026
By Jon Thompson, Director — Living Design & Build Ltd, FMB-member builder, Bridgnorth
A loft conversion in the West Midlands typically costs between £30,000 and £75,000 in 2026. A Velux (rooflight) conversion sits at the lower end, £30,000–£45,000; a dormer conversion with an en-suite runs £45,000–£75,000; and a hip-to-gable conversion on a semi or end-terrace usually lands £50,000–£80,000. Below is how those numbers break down and what pushes them up or down.
Loft conversion costs by type (2026)
- Velux / rooflight conversion: £30,000–£45,000 — no change to the roof shape, rooflights only. Cheapest and quickest.
- Dormer conversion: £45,000–£70,000 — a box dormer adds full headroom and floor space. The most popular choice in the West Midlands.
- Dormer with en-suite: £50,000–£75,000 — adds plumbing, waterproofing and fit-out.
- Hip-to-gable conversion: £50,000–£80,000 — rebuilds a hipped roof side to a vertical gable, big space gain on semis and end-terraces.
- L-shaped dormer: £65,000–£95,000 — two dormers combined on a rear-projection property, maximum space.
What drives the price up
- Staircase position — if there's nowhere obvious to put the new stairs, reworking the floor below adds cost.
- Head height — if the existing ridge is low, the roof may need raising (planning permission required), which is a major cost jump.
- En-suite or bathroom — plumbing, waterproofing and fit-out add £5,000–£12,000.
- Roof structure — older cut roofs are easier to convert than modern trussed roofs, which need structural redesign.
- Dormer size and finish — render, cladding, large glazing and Juliet balconies all add up.
- Fire safety upgrades — loft conversions trigger updated fire-door and escape requirements for the whole stair core.
What's included in our loft conversion quotes
- Architectural design and planning/permitted-development submission
- Structural engineer calculations and steel beams
- Building Regulations submission and inspections
- Party-wall notices where applicable (common on semis and terraces)
- All trades — structural, carpentry, roofing, plumbing, electrics, plastering, decoration
- Staircase design and installation
- Fire safety compliance and completion certificates
Do you need planning permission?
Most loft conversions fall under permitted development, but you'll need full planning permission if you're in a conservation area, the property is listed, you're raising the roof ridge, or you're adding a dormer to the front elevation. Building Regulations approval is always required regardless of planning. We cover the council-by-council detail in our guide to loft conversion planning permission in the West Midlands.
Frequently asked questions
How long does a loft conversion take?+
A Velux conversion typically takes 5–7 weeks. A dormer conversion runs 7–10 weeks, and a hip-to-gable or L-shaped dormer 8–12 weeks. We provide a written week-by-week programme before work starts.
Can I live in the house during a loft conversion?+
Yes — most clients do. The bulk of the work happens up in the loft and through the roof, so disruption to the floors below is limited until the stairs go in. We dust-sheet and protect the access route throughout.
Will my loft have enough head height?+
As a rule of thumb you need about 2.2–2.4m from the floor to the ridge in the existing loft for a standard conversion. If it's lower, a dormer or a roof raise can create the height — we measure and advise on the first visit.
We're an FMB-member builder based in Bridgnorth covering Stourbridge, Wolverhampton, Kidderminster, Halesowen and the wider West Midlands. Book a free site visit and we'll tell you which conversion suits your roof and give you a fixed-price quote.