Loft Conversion Advice - not being used as a bedroom

katrinadionne1808_2

When we built our extension, we boarded our loft, plastered it and put electrics in e.g. light fitting, sockets.

Building Regs came round the other day to pass of the extension but won't do so because they think the loft is a habitable space.

It has a drop down ladder as there is no room for a fixed staircase, you can't fit a bed up there. I do use it as a small computer room and also for storage - we have put some fitted cupboards in there.

Urgently need some advice as we thought due to the fact it isn't being referred to as a bedroom we would be okay, husband's dad who is a builder also thought this would be okay.

The guy that came round to pass off was really young and we feel he was doing everything by the book. He has advised we need to remove the electrics, plasterboard (which is holding up the insulation) or put a fixed staircase in place - which isn't possible.

Need some advice urgently please as we are looking at selling.

Thanks

Doozergirl

I hate this sort of thing. We had it last week - the building inspector wanted us to put in a proper flat roof system on the garage incase someone wanted to convert it into the future - as if that is my problem! That is their issue if and when someone decides they want to do it. It's a garage right now with no internal access to the house even

When they get something in their heads it's sometimes hard to shift.

What does he have to sign off? He doesn't have to sign it off as a 'loft conversion' it must be something else he is checking - the window or what? As long as he isn't being asked to sign it off as a loft conversion then I don't really see what his problem is.

However, you shouldn't be using it as a room at all, not just a bedroom. If the joists are ceiling joists and not strong enough then they simply aren't strong enough for anything but light storage - you don't need to sleep in there for it to be unsafe.

c17ffe

Doozergirl wrote: »

I hate this sort of thing. We had it last week - the building inspector wanted us to put in a proper flat roof system on the garage incase someone wanted to convert it into the future - as if that is my problem! That is their issue if and when someone decides they want to do it. It's a garage right now with no internal access to the house even

When they get something in their heads it's sometimes hard to shift.

What does he have to sign off? He doesn't have to sign it off as a 'loft conversion' it must be something else he is checking - the window or what? As long as he isn't being asked to sign it off as a loft conversion then I don't really see what his problem is.

However, you shouldn't be using it as a room at all, not just a bedroom. If the joists are ceiling joists and not strong enough then they simply aren't strong enough for anything but light storage - you don't need to sleep in there for it to be unsafe.

Morning,

The loft was built properly with all the correct joist etc, the room is just like Katrina says, used as a room to sit at the computer now and again.

The loft space is not got the headroom for it to be used daily, nor could you get anything up there that is bigger than a small chair. The loft has been done purley for a clean useful loft space ideal for putting all your bits there, paperwork, clothing as you would normally.

Building regs came to pass off the bedroom and bathroom and not the loft, but they needed to see the loft, hence why I showed them. They then said i can't pass it off because of this??? like you say I wasn't asking them to pass it off as a loft conversion.

Everything is ok and he said he would pass it off but not until we ripped all plasterboard out - which is holding 4inches of kingspan between the rafters, remove electrics, remove the carpet - which I put down to stop dust, but i can leave the velux window as it lets light in!.

surely as i'm not classing this as a room, nor am i wanting it passing off as a loft conversion, it just seems a little exstream to rip everything out.

Thank you

John Cliffe

jackieb

Why didn't you get them round before you plasterboarded it? Maybe he needs to check the size of the joists, etc, but can't see now because they're covered up. I knew when we converted our loft, the building inspector came round regularly at different stages.

We had ours done to regulations, as a bedroom. My cousin lived in a similar house and did hers as a lined loft, but actually uses it as a bedroom. Her stairs weren't done to regs (they're steep!) and she doesn't have fire doors, or a fire escape velux. They asked her why she was putting a radiator on the wall halfway up the stairs. She told them it was because she wanted to store clothes up there and didn't want them getting musty or damp! She got it passed as well!

dander

Have all the stages of your extension been checked, recorded and signed off as you go along? If so, why not forget about the final sign off for a bit and then a few months down the line call them up and say you'd forgotten to get the final certificate and can they come round and finish the sign off - maybe they'll have forgotten about the loft and you'll get a different inspector who just rubberstamps everything.

mrtobs

Sounds odd - I would get back to Building Regs and (politely but firmly!) ask them to clarify why they have said this - once you have a reason, then you can maybe work with it/query it if you don't agree (alternatively, they might have made a mistake, which would also sort it). If you have no confidence in this guy, could you speak to someone else. Might take a bit of persistance to get an answer, but I think its very reasonable to ask for a reason & if they can't/won't provide one, don't hesitate to go higher!

c17ffe

The joist are to drawing 6x2, the rafters can be seen through where it joins to existing house, even the kingspan can be seen.

I had all the inspections done at the right times, i.e footings, dpc and this final inspection was or really just is about fire escapes in bedrooms, electrics etc, which are all ok.

All the extension is to drawing apart from i've plasterboarded it and stuck a plug socket up there and a light.

I just can't see why I should have to take out the plasterboard, especially when it keeps the insualtion up (good for environment) and keeps it all dust and fly free.

is there not a loop hole which states if you can't get a bed up there or prove it can't be used daily i can then just keep the plasternoard up.

sorry if i've put this - i'd even remove the plug socket and carpet!

cheers

jackieb

Seems a bit unfair. Maybe it's because you have electricity up there? We had to get our electrics signed off by an electrician.

c17ffe

dander wrote: »

Have all the stages of your extension been checked, recorded and signed off as you go along? If so, why not forget about the final sign off for a bit and then a few months down the line call them up and say you'd forgotten to get the final certificate and can they come round and finish the sign off - maybe they'll have forgotten about the loft and you'll get a different inspector who just rubberstamps everything.

all stages were signed and this was just the final inspection - house is up for sale which reminded me I needed the certificate. The plasterboard was done when extension was built and not after. could try and let it lie for abit but my luck it would be this 20yr old that comes again, and is just not looking at the job in a commence sence term!

You can't even leave the loft ladder down (which could be classed as using daily - like a bedroom) as it blocks you off from the main bathroom and access to 2nd bedroom.

There is just no way in my eyes it can be classed as habbital, you could say a shed in your garden is habbital as it has a plug socket, light and a deck chair.

????

c17ffe

jackieb wrote: »

Seems a bit unfair. Maybe it's because you have electricity up there? We had to get our electrics signed off by an electrician.

Wish it was just that. electrics done prior Part P was recognised so no need.

jackieb

c17ffe wrote: »

Wish it was just that. electrics done prior Part P was recognised so no need.

Our loft conversion was done in 1999 - and we still needed to have the electrics signed off. I think Part P was introduced in 2005. I'm in Scotland though so maybe our regulations are different.