Property Advice: Is our attic conversion going to cause trouble when we sell?

It sounds like the attic space you created is well done and very usable, but that doesn’t automatically make it a legal fifth bedroom in the eyes of a buyer, their solicitor, or their mortgage provider, writes Majella Galvin

Depending on the size and design of the conversion — especially if it included dormer windows or structural changes — you may also have needed planning permission at the time.

Hi there — we’re starting to get our house ready for sale, and we’re wondering what we need to do. We’ve lived in the countryside for almost 20 years, and it’s been a great place to raise our three children. The house has four bedrooms, but, a few years ago, we converted the attic in to a fifth.

It has proper stairs, heating, lights, and windows, and it’s been used as a full-time bedroom ever since.

We’re thinking of moving closer to town. Between school runs, work, sports, and everything else, we’re spending hours every day in the car — so it’s time for a change.

But before we list the house, we have a few worries. Can we actually advertise it as a five-bedroom home, if the attic room wasn’t signed off by an engineer? We never applied for planning permission or got any kind of certificate when we did the work — is that something we’ll have to deal with now?

Also, while we’re at it — what else should we be doing to get the house ready? Are there jobs we should tackle first? Is it worth spending money on updates, or should we just focus on tidying it up and making it look good?

We’re not sure where to start, and we’d really appreciate some advice.

Claire and Tom, West Cork

Hi Claire and Tom, thanks so much for getting in touch. What a lovely setting you’ve enjoyed all these years — it’s clear your home has served your family really well up to this point. But as needs change, priorities change, too. 

Getting closer to schools, clubs, and everyday routines makes perfect sense, and it sounds like you’ve thought it all through. Now, it’s about getting everything lined up to ensure the smoothest possible sale — and you’re asking all the right questions.

Let’s begin with your attic conversion. This comes up a lot, and the short answer is: Only if the attic conversion meets certain standards — and has the right paperwork to back it up. 

It sounds like the attic space you created is well done and very usable, but that doesn’t automatically make it a legal fifth bedroom in the eyes of a buyer, their solicitor, or their mortgage provider.

What is a habitable room?

To be officially counted as a habitable room (like a bedroom), the attic must comply with building regulations — that includes rules about ceiling height, insulation, windows for natural light and escape, fire safety, ventilation, and proper staircase access.

Depending on the size and design of the conversion — especially if it included dormer windows or structural changes — you may also have needed planning permission at the time.

I recommend you contact a registered building surveyor, qualified engineer, or architect to carry out a retrospective inspection of the attic conversion. They will assess the work against current standards and determine whether it meets both building regulations and planning rules. If it passes, they can issue a certificate of compliance.

From a planning perspective, the certificate will either confirm the works carried out are exempt from planning permission or clarify that planning permission was required.

The potential issue of concern is that planning permission may have been required, but not obtained.

Most, but not all, attic conversions are exempt from the need for planning permission and thus this is unlikely to be of concern.

However, often it comes down to the type of windows you’ve installed. You don’t provide any details, but if your attic included the installation of dormer windows on the front or sides, or if Velux windows are placed at the front, planning permission is usually needed.

So, you can see the certificate of compliance is critical. Without it, a buyer’s solicitor will likely raise concerns, and, more importantly, most lenders won’t approve a mortgage for the full value of a home that includes unregulated space. Even if your buyer is happy to proceed, their bank probably won’t be.

It’s far better to identify and address this now, before listing — rather than having it come up halfway through a sale and delay or derail the whole process. Extensions and alterations — including attic conversions, front porches and boundary/mapping issues — are among the issues we see regularly delaying property sales.

As it happens, the Society of Chartered Surveyors Ireland, together with the Law Society, has published an excellent guide, entitled 'Speed up Your Property Sale: A Guide to Avoiding the Most Common Delays'. It is aimed at anyone considering the sale of their home and highlights the key issues that hold up property sales. I would highly recommend you download the document and use it as your to-do list as you prepare your property for sale.

What if it doesn’t comply?

If the registered building surveyor, or other professional you hire, finds any issues that need sorting (like missing fire doors or insufficient insulation), they’ll outline what needs to be done.

If it turns out you can’t get the certificate — or don’t want to go down that road, due to the nature or expense of the works involved — then you’ll need to market the property as a four-bedroom home with a converted attic or ‘additional space’. 

You can still show the room in your photos and highlight its functionality, but, legally, it can’t be labelled a bedroom.

It’s still a positive feature — and many buyers will see the potential — but the difference is in the official listing and valuation side.

Preparation

Once the attic issue has been ‘put to bed’ — excuse the pun — you can focus on readying your house for sale. It’s a good idea to stand back and try to look at it with fresh eyes and prepare it in a way that shows off its best features.

Start with anything that’s broken, tired, or unfinished — a loose tile, a leaking tap, a squeaky door, stained ceilings, or wires sticking out. Even small things can create doubt in buyers’ minds. Make sure the attic conversion, in particular, is fully finished and tidy — it should feel like part of the home.

Majella Galvin: 'If the attic is set up as a bedroom, keep showing it that way. Even if you can’t count it officially, buyers can see its value.'

Clean thoroughly, declutter rooms and surfaces, and remove bulky furniture that makes spaces feel tight. Repaint in neutral colours if walls are marked or dated. Good lighting, fresh air, and well-made beds go a long way in creating a positive first impression.

If the attic is set up as a bedroom, keep showing it that way. Even if you can’t count it officially, buyers can see its value.

Cut the grass, trim hedges, clean the windows, and power wash paths. Make sure bins are tucked away and sheds are clean and safe to open. First impressions count.

Speak to your solicitor now to ensure your title deeds, planning documents, building energy rating, and any compliance certificates are ready. It can take time to gather paperwork, and having it organised early can prevent delays down the line.

And, of course, you should also be looking to select a local estate agent to manage the sale.

I wouldn’t advise investing heavily in upgrades, unless something is truly outdated or broken.

Buyers love clean, bright, well-maintained homes — but they also like to add their own touches.

Save your money and focus, instead, on low-cost updates, like fresh paint, new handles on kitchen cupboards, some nice plants, etc.

These kinds of details lift the feel of a home without major cost.

• Majella Galvin is chair of the Membership and Public Affairs Committee of the Society of Chartered Surveyors Ireland. A chartered surveyor, estate agent and registered valuer at DNG Galvin Auctioneers Bandon, she has been working in the property sector for over a decade - www.dnggalvin.ie If you have a property-related query or issue you would like to raise with Majella, please email [e-mail]