Regarding Loft conversion and Guarantee

Attu

Hi,

I am planning to to Loft conversion to my 2 bedroom Semi detached bangalow in Hornchurch, Essex (Havering council). I am under the process of getting the Quotes from the builders.
Few of the builders suggested to go for Hip to gabel conversion with back dormer under permitted development.
Though I like the idea, I want to know some opinions from the experts

1) Would Havering council or neighbours be Un happy about Hip to Gabel? Would they have power to ask me to stop the project for any reason in the middle of the construction? I am sure the builders will be constructing according to the building permission drawings.

2) My builder says that he will give written Guarantee for 10 years. What should be there in a written guarantee form? I am not sure Is there anything by law that binds the guarantee. consider If there is a problem with the loft within 2 years (touchwood there shouldnt be any) and If he is not fixing the same, would I be able to force him to fix it?

3) Is there any insurance that I can take from my side to protect this project?

I have asked 3 different type of questions, any guidance on these area would be much useful for me.

Thanks

phill99

The only problem with written guarantees are that they are only effective if the company that gives them remains trading. It's not uncommon for builders to dissolve one company and to open another the following day with a different name. Therefore all the liabilities of the previous company no longer exist. To make sure that there is a 10 year guarantee, you may wish ro ask him for an insurance indemnity. ie if the company goes under, then an insurance policy is in place to pick up the cost if any thing goes wrong. Similar to the NHBC in effect.

ormus

if the builders been in business for at least 3 yrs or more then youre probably ok.
S/E or a ltd company.

iamcornholio

ormus wrote: »

if the builders been in business for at least 3 yrs or more then youre probably ok.

Unless the last two client's have not paid him, creating cash-flow problems forcing the builder to go bust

Another option would be to engage a suitable professional to either manage or just inspect the job at stages, and then the OP will have the benefit of knowing the work is done properly, and if things do go wrong, then the professional will have PI insurance to claim against

Attu

Thanks for the responses guys. I think the company is there for past 10 years. I will ask about the insurance to them.
hope there will not be any problem from Council and neighbours regarding the Hip to Gabel conversion.

ormus

iamcornholio wrote: »

Unless the last two client's have not paid him, creating cash-flow problems forcing the builder to go bust

Another option would be to engage a suitable professional to either manage or just inspect the job at stages, and then the OP will have the benefit of knowing the work is done properly, and if things do go wrong, then the professional will have PI insurance to claim against

sorry, but youre living in cuckooland, mate.

jog

Hi,

We are in the middle of having a loft conversion done at the moment. The plans were submitted to the council, to confirm that they didn't require planning permission and met the criteria for permitted development rights. We also have to conform to building regulations, which is different to the planning dept, and they come out and inspect the work at different stages to ensure that it meets the required buliding regs, at the end of the build we will then get a certificate to confirm all this.

The company we emplyed to do the work are dealing with the council for us, but you will need to check with your builder if they do this or you do.

Would be worth speaking to your local planning dept just to confirm what you are doing. When we were at the stage you are I spoke to our council so I understood exactly what we had to do.

Re the neighbours as long as you are meeting building regs and have confirmed that your develpoment does fall into permissable building rights then there isn't anything the neighbours can do to stop the work, but it might be worth letting them know what you are doing at some point.

Good Luck

Jog

Sorry have just realised you say you are in a semi detatched house, I believe you need a party wall agreement with your neighbour as the work will involve the wall between your properties, I'm afraid I don't really know what's involved in that, but might be worth searching about it for more info.

iamcornholio

ormus wrote: »

sorry, but youre living in cuckooland, mate.

Why is that?

Do companies get some magic protection after three years, and can never ever go bust or be wound up?

Or is it that a professional person who is monitoring the work is not able to spot when the builder is pulling a fast one and doing dodgy work and trying to conceal it?

planning_officer

Firstly, it's a gable, not a gabel.

A hip to gable enlargement can in some cases be permitted development (i.e. you wouldn't need to apply for planning permission). But if you need planning permission, then you need to get this approved before starting work, as you seem to think you can just go ahead and start this work.

Also, if you proposing a rear dormer, calculate the volume of the dormer plus the hip to gable enlargement (as the overall volume may exceed that allowed as permitted development), which would then make the rear dormer not permitted development.