Dormer vs Velux Loft Conversion: Which Is Right for Your Hull Home?

So you've decided to convert your loft. Excellent choice – it's one of the smartest ways to add space to your Hull home without losing any garden or needing to extend outwards. But now you're faced with another decision: dormer or Velux?

If you're not sure what the difference is, or which option would work best for your property, don't worry. At DB Construction, we've done both types of loft conversion countless times across Hull and East Yorkshire, and we're here to help you understand your options.

Let's break down the differences, the pros and cons of each, and how to decide which is right for your home.

What's the Difference?

Before we dive into the details, let's make sure we're clear on what we're talking about.

A Velux loft conversion keeps your existing roofline intact. We install windows into the slope of your roof – these are called roof lights or Velux windows (Velux is just a popular brand name, like how people say "Hoover" for any vacuum cleaner). The windows sit flush with the roof and bring light in from above.

A dormer loft conversion involves building an extension that projects out from your roof. It has its own little roof, vertical walls, and typically vertical windows. The dormer gives you more headroom and usable floor space because you're not working within the slope of the existing roof.

Think of it this way: a Velux conversion works with your existing roof, while a dormer conversion changes the shape of it.

Velux Loft Conversions: Working With What You've Got

Velux conversions are the simpler, more straightforward option. We're essentially creating a room within your existing roof space without changing the external shape of your house.

The main appeal is that they're usually cheaper than dormers. We're not building new external structures, which means less materials, less labour, and a quicker build. For many Hull homeowners working with a tighter budget, this makes Velux conversions the practical choice.

They also tend to be easier from a planning permission perspective. Most Velux conversions fall under permitted development rights, which means you won't need planning permission (though you'll still need building regulations approval – that's not optional for any loft conversion).

The light that comes through roof windows is brilliant, too. Because the windows are angled and facing upwards, they let in more light than vertical windows of the same size. On a sunny day, your Velux conversion can be beautifully bright.

However, there are limitations. You're working within your existing roof slope, which means you've got less headroom around the edges of the room. The centre might be fine, but as you move towards the eaves, the ceiling slopes down. This affects how you can use the space and where you can put furniture.

Velux conversions work best if you've already got decent headroom in your loft and a fairly simple roof structure. If your roof is quite low or has a shallow pitch, you might struggle to create a comfortable room without changing the roofline.

Dormer Loft Conversions: Creating More Space

A dormer conversion gives you significantly more usable space. By building out from your roof, you're creating a section with full head height right to the edges. You can stand up throughout more of the room, which makes a huge difference to how functional the space feels.

This extra headroom means you can fit in more furniture, built-in storage, or even an en-suite bathroom more easily. If you're converting your loft into a master bedroom, a dormer gives you the space to do it properly rather than feeling cramped.

There are different types of dormers, too. A flat roof dormer (which is the most common for loft conversions) extends across part or all of the back of your roof. A pitched roof dormer has a sloping roof and looks more traditional. Gable dormers are built into the side of your roof.

The downside? Dormers cost more. We're building an extension that projects from your roof, which means timber frames, roofing, walls, windows, and additional structural work. It takes longer, too – typically a few extra weeks compared to a Velux conversion.

Planning permission is also more likely to be needed, particularly if you're building a dormer on the front of your property or if you live in a conservation area. Rear dormers often fall under permitted development, but there are size limits and other restrictions.

How Much Space Do You Actually Need?

This is the key question. Be realistic about how you're going to use your loft conversion.

If you just need an extra bedroom for occasional guests or a playroom for the kids, a Velux conversion might give you perfectly adequate space. The sloping ceilings add character, and as long as you've got standing room in the middle of the room, it can work brilliantly.

But if you're creating a master bedroom where you'll spend a lot of time, or if you want to fit in an en-suite bathroom, wardrobes, and furniture without everything feeling squeezed, a dormer makes more sense. That extra headroom and floor space really does make a difference to how comfortable and functional the room feels.

Your Roof Structure Matters

Not all roofs are suitable for both types of conversion. When we come to assess your loft, we'll look at the existing structure and let you know what's realistic.

If you've got a modern truss roof (common in houses built from the 1960s onwards), the timber trusses criss-cross throughout the loft space. These usually need to be replaced with a more open structure to create usable space, which adds cost regardless of whether you go for Velux or dormer.

Older properties often have traditional cut roofs with fewer obstructions, which can make conversions slightly more straightforward.

The height and pitch of your roof also matter. If you've got good headroom already, a Velux conversion might work well. If your roof is quite low or shallow, you might need a dormer to create adequate ceiling height.

What About Planning Permission?

Most Velux loft conversions don't need planning permission because they fall under permitted development rights. You're not changing the roofline or the external appearance of your house significantly.

Rear dormers often fall under permitted development too, as long as they don't extend beyond certain size limits and don't face a road. But front dormers, side dormers, or large rear dormers might need permission.

If you live in a conservation area, a listed building, or a flat, the rules are stricter, and you'll likely need planning permission for any loft conversion.

We handle all of this for you. We'll check what permissions are needed and sort out the applications. But it's worth knowing that if planning permission is required, it adds time to your project – typically a couple of months for the application process.

The Cost Difference

Let's talk numbers, roughly speaking. A basic Velux loft conversion for a typical Hull terrace might start from around £25,000-£35,000. A dormer conversion on the same property could be £35,000-£50,000 or more, depending on the size and specification.

These are ballpark figures – your actual costs depend on the size of your loft, what you want to include, the condition of your existing structure, and the finishes you choose. But there's usually at least a £10,000 difference between a Velux and a dormer conversion, sometimes more.

If the budget is tight, a Velux conversion might be your only realistic option. But if you can stretch to a dormer and you need the extra space, it's often worth the investment.

Natural Light and Views

Here's something people don't always consider: the type of windows affects not just light but also your view.

Velux windows let in loads of light because they're angled towards the sky. They're brilliant for brightness. But your view is mostly sky and rooftops. Depending on where you live, that might be lovely or fairly uninspiring.

Dormer windows are vertical, which means you get a more normal view out – you can see your garden, neighbouring properties, and the street. For some people, this feels more natural and pleasant.

If you're converting a loft into a bedroom where you'll be spending time relaxing, think about what you'd prefer to look at.

Building Regulations Apply to Both

Whichever option you choose, you need to comply with building regulations. This covers structural safety, fire safety, insulation, sound insulation, stairs, and ventilation.

Your staircase needs to be a proper fixed staircase with the right dimensions – no pull-down ladders. You need fire doors and escape windows. The insulation needs to meet current standards. If you're adding a bathroom, the plumbing needs to be done properly.

We handle all the building regulations side of things, including inspections at various stages. It's a legal requirement, and it's there to make sure your loft conversion is safe and built to proper standards.

Which One Should You Choose?

Here's how we usually guide our clients through this decision:

Choose a Velux conversion if you've got decent existing headroom, you're working with a tighter budget, you want the quickest build time, and you're happy with a slightly more compact space with sloping ceilings.

Choose a dormer conversion if you need maximum usable space, you want full headroom throughout most of the room, you're planning to include an en-suite bathroom, or your existing roof doesn't have much headroom.

But honestly? The best way to decide is to have us come and look at your actual loft. Every property is different, and what works brilliantly for one Hull home might not suit another.

Getting It Right for Your Home

We've done both types of loft conversion many times across Hull, from Victorian terraces in the Avenues to semi-detached houses in Cottingham. We know what works in different types of properties and what the common challenges are.

When we visit your home, we'll measure up your loft, assess the structure, and give you honest advice about which option would work best. If your loft is perfect for a Velux conversion and that would save you £15,000, we'll tell you. If we think you really need a dormer to create a space that's actually comfortable and usable, we'll explain why.

Our job is to help you make the right decision for your home and your budget, not just to sell you the most expensive option.

Ready to explore your loft conversion options? Give us a call on 07934 237607 or email dbconstructionhull@outlook.com. We'll come and assess your loft, talk through both options with you, and give you a free, no-obligation quote. Let's turn that unused loft space into a room you'll actually love.