Aarrgghh No Building Reg

RX-78

We are just in a process of buying a probate house and it sounds like the extension build 20 years ago doesn't have the building reg certificate! The solicitor is asking about particulars of the indemnity policy and I think they do have one (didn't get a chance to talk to my solicitor today).

My building survey done couple of weeks ago didn't discover any problem except to say the workmenship was of average quality and they "assumed" a neccesary building reg is in place.

Now looking at the building reg on directgov and its links, the local council only has the power to prosecute for 2 years after work has been done. So I'm not concerned about this (and highly unlikely after 20 years). Only thing is we were planning to do some structural work - decrease the ensuit & enlarge the bedroom which are both in the extension.

Does anyone know if not having building reg cert affects the certificate for the conversion (i.e. they may approve the new bit thats being changed but might fail it due to rest of the room/bathroom that may not meet the regulation)? Also how will it affect the building insurance?

G_M

personally I'd be unhappy buying a property where this kind of work was done without building regs. Why were they not applied for/inspected? Cowboy builders? Anything could be hidden from the surveyor's view.

RX-78

Yeah I wouldn't be keen if this was a recent work. But it is 20 years old, and if its still looking ok and not caused any structural problem in that time, I would (wrongly?) assume work done is probably ok.

The original owner has passed away and she didn't have any close family - the solicitors are the executor of the estate. So not sure why she didn't get building reg - as you said, cowboys, wrongly advice, saving on costs or simply family/friend job I ddont know.

Doozergirl

You will not have a problem with any previous work when having your conversion looked at. After many properties and many building control inspectors, we have never ever heard mention of the standard of old work carried out. They don't expect it to be upgraded if it isn't being upgraded, iyswim.

Put it this way - the house itself probably had no formal BR sign off as it's likely too old. Some people say it's an issue for insurers but I have not seen this evidenced. Whilst a new, obviously substandard extension is going to send alarm bells ringing, I can't really see how this could be a blanket case of 'no regs, no cover' as so many houses were built without them; they pay out to underpin houses that were built with no foundations to speak of! I think that an approach would be taken that if it things were in line with the way they should be and of an age where they had already stood test of time, they would cover. No point in asking someone in a call centre for an answer to that question though!

My advice would be to have a good standard of survey and a decent insurance policy (it would be the same to anyone!)

RX-78

Thanks! That sounds reassuring . I'll have a chat with my solicitor tomorrow (hope I'll get a minute in work) and find out a little more.

I might have a cheeky go at asking them to cut the price a little although I doubt they will since they have already decreased to 8.5% below asking price. I can only ask!

hethmar

I wouldnt worry about it. The council dont make any orders on extensions over 5 years old - your solicitor should know that to be honest. If you ever built any extension, you would understand that if its a diy or sub contract job, you can very easily forget to get the final certificate, even if the work has been inspected at the various stages. In fact, you have reminded me that we havent got a final cert for our kitchen extension which we had built 2 years back. I may prompt OH to ring the buildings controls to do a final inspection for the cert.