Bedrooms with very small windows

Doozergirl

I think I'm the victim of EA spin this week and my head is spinning as a result!

If a bedroom had a very small window, would it still be classed as a bedroom for mortgage valuation purposes?

My assumption is that if it were a new build, then it wouldn't pass current building regulations but if it had been there for some period of time, it would be fine; a very dark bedroom but acceptable as a bedroom, nonetheless.

Does anyone know for sure?

BobProperty

Ian - loft conversions complying with building regulations have a whole list of things they must comply with. Your list covers a few. Your friend is forced to call his loft conversion "storage" as it is not a habitable room in conformance with the building regulations.
Doozer - assuming you can get a bed in the room, then there are rules on window size and possibly fire escape depending on when the bedroom was created. If it's an old house then I can't see you being able to do much about it. If it was built or the bedroom created within the last few years you may have a case to discount it as a bedroom and call it a storage room. What are the actual dimensions?

Doozergirl

It's a very definate double sized bedroom. It's a very odd one because I'm looking at a ground floor studio flat that should be a one bedroom but in fact has had a hole knocked through the structural wall and double doors put in. I'd have to reinstate the wall but I can see the reason it was knocked though was to take light from the reception room. It's a Victorian Conversion and the wall was knocked down a long time ago as the flat is generally dated.

What I'm worried about is if I reinstate the wall that it will no longer meet Building Regs even though that's the way it was before. And as it's the only bedroom I'm especially concerned that a mortgage valuation would discount the room and seriously devalue the property.

I went to view yesterday at 6 o'clock but the vendor had kindly let the electric get cut off so I couldn't see all that much! I don't think we'd be able to increase the window size.

BobProperty

How big is the window in relation to the floor area? I think it was supposed to be at least 10% but don't know if that is still true. What I do think is still true is that the "openable" area of window has to be at least 5% of the floor area. If you change it now, you may be looking at fire exit, toughened glass, night vent, the works. Any chance of either a larger window or another window (or even a source of light - rooflight, light tube thing)

Doozergirl

Thanks for taking the time to reply.

It's about as small a window as you can get! We could get some light through by using glass bricks through the top part of the current opening and just closing the bottom. I'm not even worried about it being pretty dark, it would be a long term rental investment and I'm sure we could balance it out with some good lighting and interior design.

I am really worried about killing someone if they can't get out of the window in the event of a fire.

I think I'm convincing myself to have a conversation with someone at Building Control. Would they be able to advise us what to do, rather than the usual drawings/cheque scenario?

BobProperty

Ian_Griffiths wrote:

Indeed Bob, I was clear on that, just not exactly the specific regulations that the room didn't conform to.

Basically any part of the Building Regulations that apply. Off the top of my head:

Structure - joists usually need strengthening, may need to change roof structure to make space
Staircase - slope and height
Fire precautions - 30 minute fire resistance (I think, please check, it might be 1 hour), fire door, hardwired fire alarm system, fire escape window
Insulation - floor, walls and ceiling
Electrics
Windows

BobProperty

Doozergirl wrote:

...

I think I'm convincing myself to have a conversation with someone at Building Control. Would they be able to advise us what to do, rather than the usual drawings/cheque scenario?

Yes give them a call. Usually first thing or after about 15:00-15:30 as they spend most of their working day on site. Run the details past them, they may be aware of the property anyway. Conversely, having made them aware of it, they may want to get any really bad problem sorted asap.

Doozergirl

BobProperty wrote:

Yes give them a call. Usually first thing or after about 15:00-15:30 as they spend most of their working day on site. Run the details past them, they may be aware of the property anyway. Conversely, having made them aware of it, they may want to get any really bad problem sorted asap.

Are you a Building Control Officer? You're very knowledgeable!

BobProperty

No, but every time I forget and phone them during the day that's what the staff tell me about phoning them.
I have owned investment property since the early 80's, been a landlord and renovated property. So I've had a bit of practice at what to do and how to do it.