Building Regulations for an Archway - I have a bit of a problem! Please Help!

ChrisHoward

Hi All,

I live in a 2 bedroom flat in a block of 9 flats in Reading. I have recently accepted a sale offer (which i was very pleased about!) but during the standard solicitor stuff - something has come up that i could really use some advice with.

Back in 2006, i knocked together two rooms (the kitchen and the dining room) by creating a 90cm wide archway between them. We obtained a Licence for Alterations from the freeholder and were told, by who i cant rightly remember - either the free holder or the builder - that because it is smaller than a standard doorway, we did not require Regulations Approval (or whatever it's called).

However, now, the buyer's solicitor seems to think we did.

Can anyone shed any light on this?

Thanks in advance!

Chris

latecomer

Might be best to speak to the council planning department and see what they say. did you put in a lintel of any description?

ChrisHoward

Yeah, a lintel definitely went in. Made of steel too so it's fire resistent.

adaze

ChrisHoward wrote: »

Yeah, a lintel definitely went in. Made of steel too so it's fire resistent.

It sounds like you've done it properly, so worst case scenario is that you have to tell BC who will come and inspect it, if you have pictures they might not need to see the actual lintel, otherwise they might need to expose it to check its really there. You would have to pay for this priveldge.

But, how is 900mm narrower than a standard door? A "standard" door (if there even is one) is 762mm.

Sounds like the licence is just from your freeholder, essentialy saying he knows the works is happening and is happy for it to go ahead. An actual Building certificate is different.

If the wall is loadbearing then would need BC if it is not loadbearing then you would not (I think...) BC Exemptions

ChrisHoward

Thanks Adaze - my bad, i thought 90cm was a standard door. We asked it to be the same size as a standard door so it's probably the size you had said.

Thanks!

ChrisHoward

After having a reply from the council just now, i'm kinda crapping my pants! does anyone have any advice?

"The works did and still do require a Building Regulations application. At present the work remains unauthorised, the only option open to you now is to provide an unauthorised work application. With this you will be required to provide full details and calculations for the steel beam and the beam will need to be exposed so that we can assess the work on site. We need to be able to see the pad stones and the end bearings of the beam.

Not having any plans to view, with the building being a flat there could be a potential that the works may have altered the means of escape protection for that is required internally for the flat. I suggest you forward a plan so that I can check that this wall will not need to be reinstated."

latecomer

I would get in touch with the person who put the RSJ in and see if they can help with this.

flea72

the main problem here is flats have strict fire regulations, and the fact you have added what is a doorway, with no fire door means you have broken those regulations

also as you have used a lintel, then that would assume the opening is in a loadbearing wall, and for this you should have obtained building regulations

As the Council have asked, they will now need to check that the work is up to standard (for this they need to see how the lintel is installed), so knock off plasterwork to expose the lintel and supports. And hey will also want to check the fire plans for the block, to see whether your opening, means fire will spread at a faster rate

hth Flea

ChrisHoward

that's a really helpful reply, thanks Flea.

latecomer

If it comes to the worst it could be bricked up and plastered over pretty easily although hopefully it wont come to that.

ChrisHoward

Yeah, at the very very worse, that's what will have to happen. My biggest concern is losing the sale - the archway makes it a much more appealing flat.