Hotel to convert into flats

by Readers Question

15:36 PM, 16th June 2014
About 5 years ago

Hotel to convert into flats

Make Text Bigger
Hotel to convert into flats

There is a large House/Hotel in my area, I have not looked at the property yet just seen it on leaflet but I think I could make it into 3 x 2 bed Flats – then rent them out. Hotel to convert into flats

What are the implications?

I know there will have to be 4 core 3 phase Wiring coming into the house, then split to 4 different Meter boards and Consumer units.

What is the Best Amperage 60Amp for 2 bed flats.

GAS
That also means I have to have 3 pipework systems and at least 3 boilers. For the communal staircase would I need a sprinkler system?

I was thinking of putting in a board in a communal area, smoke detectors in each apartment, at least two in each, and wired up to the individual ring mains. But as I said, I would like it if a smoke alarm was activated in the top flat that an alarm would be sounding in a communal hallway to alert other tenants.

I suppose fire extinguishers on the communal stairs is a must?

Front door entry panel and buzzers in each flat.

WALLS – how thick do they need to be if they are studded? I am sure I read somewhere they have to be 3×2″ (normal) but they have to have 1/2″ Plasterboard or is that just for HMO’s?

What fire protection or sound proofing is required in stud walls?

Any advice would be helpful.

Regards

Graham D



Comments

Mark Alexander

15:40 PM, 16th June 2014
About 5 years ago

Hi Graham

My advice would be to pay an architect to visit the property with you, tell him what you have in mind and take his advice of costs, planning and building regs requirements, contractors etc.

With regards to funding a project of this nature, please see >>> http://www.property118.com/property-development-finance-recent-examples/
.

Colin McNulty

12:34 PM, 21st June 2014
About 5 years ago

Ah, nice to see a question I know something (not everything) about!

> There is a large House/Hotel in my area,

Very nice. I'd be interested to hear about your plans / experience getting Planning change of use from a Hotel to C3 residential, assuming that's what it is.

> What is the Best Amperage 60Amp for 2 bed flats.

I've put in 3 phase to individually meter up bedsits and put in 100A in each bedsit, but then it's all electric so needed it. The sparky was going to put in 80A until I persuaded him that wasn't enough.

> For the communal staircase would I need a sprinkler system?

I don't believe that sprinkler systems are ever required. In fact it's worse than that, sprinkler systems don't remove or mitigate your normal fire responsibilities, so a sprinkler will be an additional cost to the normal work you need to do.

> I was thinking of putting in a board in a communal area, smoke detectors in each apartment, at least two in each, and wired up to the individual ring mains. But as I said, I would like it if a smoke alarm was activated in the top flat that an alarm would be sounding in a communal hallway to alert other tenants.

Download the homestamp fire guide from here:

http://homestamp.com/landlords/fire-and-security-protection/

Plans 11-16 cover houses converted into flats giving clear details about what kind of alarm you need, what kind of smoke / heat detectors you need, and whether they are stand alone or wired to the fire panel. It really is an excellent document.

> I suppose fire extinguishers on the communal stairs is a must?

Do check this with your own council but I don't believe fire extinguishers are mandatory. In fact if you do provide them, your liabilities and responsibilities increase. I believe that only fire blankets are mandatory.

> WALLS – how thick do they need to be if they are studded? I am sure I read somewhere they have to be 3×2″ (normal) but they have to have 1/2″ Plasterboard or is that just for HMO’s? What fire protection or sound proofing is required in stud walls?

The homestamp doc gives you all the details for fire protection of walls, and ceilings. It was particularly helpful when my local building control officer was adamant that I needed to fit 15mm fireline board. I sent him a copy of Appendix 3 which shows the construction of a 30 min stud wall only needs 12.5mm and he soon changed his mind.

Sound proofing is required between flat walls and floors. Full conversion to flats is likely to also require sound insulation testing. I was quoted £600 just to give an opinion on how to pass the tests! I'd budget a few £thousand for sound insulation and testing, and make sure your builder knows how to do this, as lots of small things need to be done differently to reduce sound penetration, especially through floors, and you won't know if it's worked till it's all finished and gets tested at the end, then hope it passes!

Good luck!


Leave Comments

Please Log-In OR Become a member to reply to comments or subscribe to new comment notifications.

Forgotten your password?

OR

BECOME A MEMBER

Variation of lease to rectify adverse possession?

The Landlords Union

Become a Member, it's FREE

Our mission is to facilitate the sharing of best practice amongst UK landlords, tenants and letting agents

Learn More