Loft space...advice please.

minirolo2004

Hello all,

In my quest to find a house, I've come across a situation I'd appreciate some advice on.

I've found a house I really like. So, thats a good start..they use the loft as a bedroom but have never bothered to apply for planning permission to do it, so, its obviously being marketed with 'loft space'. It's a lovely space, they have a staircase going up to the loft, it has a window and it is wired up with electric and heating.

I'm going back for a 2nd viewing, but I'd like some guidance on whether they should have any building regulations in place for the staircase etc. Should I ask for them to prove that the loft is still structurally sound as they have been using it for a bedroom for a couple of years? Is it unreasonable to request for them to get a buildings expert in? What else should I be considering before making an offer?

Thanks

Fire_Fox

No building regs means the conversion could be unsafe. There have been several threads on dodgy loft conversions in the last couple of weeks it would be well worth searching the board.

missb123

Yeah it happened to me, was told loft had all building warrants, offer in and accepted in Sept 09. had to wait til jan for completion due to house being let. it turned out at the eleventh hour there was no warrant, seller had to get structural engineer in who basically has to rip it out and start again, unless you really love this house walk away, if you are prepared to wait, and the seller is prepared to put it right to get the sale, then stick with it but my advice is dont let that problem become your problem
Good luck

minirolo2004

The thing is, they are open about the fact that they haven't converted it. I just want to know if it is safe as it is (as a loft, not a bedroom) and then convert it myself in the future if I so wish. Is it unreasonable of me to ask them to 'prove' it's safe?

missb123

Thats good they are being honest with you but as soon as they put in a window and a staircase then the it changes it from normal loft storage status, it also changes the house from a 2 storey to a 3 storey which has implications on fire regs. Ask your solicitor to make sure it has a warrant, even if it is for storage only, the structure has been changed to accomodate the staircase so check your roof hasnt been weakened. also make sure your insurance covers the loft.
i have learned all this out on my journey and from the kind folks on this forum.

[Deleted User]

I would say it's absolutely NOT unreasonable to ask them to pay for report to show it's safe. After all, if you pull out they can then show that to any other potential buyers. You've certainly got nothing to loose by asking.

Fire_Fox

minirolo2004 wrote: »

The thing is, they are open about the fact that they haven't converted it. I just want to know if it is safe as it is (as a loft, not a bedroom) and then convert it myself in the future if I so wish. Is it unreasonable of me to ask them to 'prove' it's safe?

If you read a few of the other threads on this subject you'd understand why I've suggested the loft could be unsafe as it is, even as a loft.
http://forums.moneysavingexpert.com/showthread.html?t=2235179
http://forums.moneysavingexpert.com/showthread.html?t=2081465
http://forums.moneysavingexpert.com/showthread.html?t=2170217
http://forums.moneysavingexpert.com/showthread.html?t=2188007

minirolo2004

Thanks everyone for your replies.

FF - had a dig around and saw those threads, thanks. I'm going to ask them to get a buildings regulations person in and see if they will rectify anything that needs rectifying. I am very wary of buying a house thats a) unsafe and b) not up to standards in terms of regulations.

Thanks again

missb123

Good luck, hope it all works out well for you

Owain_Moneysaver

It is, unfortunately, not necessarily safe. If the loft structure has been weaked by removing structural members then the eaves of the roof might be spreading outwards and trying to push the walls with them.

The housing market is still sufficiently depressed that buyers are in a good position to go elsewhere.

mlz1413

why did they go to the effort of putting in a staircase, window, electrics and heating and not apply for planning permission?

Did they do it themselves? I can't imagine a reputable loft conversion company doing this without the correct reg's and plans - so it does imply that this conversion does not meet the correct standards.

As they are advertising it a a loft space does the price reflect this, if so and you want to proceed pay for a full structrual survey, yes its a lot of money but if the conversion has been done well then you get a house at a bargin price, if it has been done badly you walk away knowing you made the right decision.