Help on Structural alteration inside a house

bh026

I'm purchasing a house and just like numerous other houses in the market right now, this property has been altered to make a through lounge. On the ground floor level the central partition wall has been removed to create the through lounge. The property is a standard 1930s NASH build type of house.

Now the issue is that my surveyor found no evidence of support being provided following the removal of the middle wall to make it a through lounge.

After having spoken with the Seller, I was showed that there is a hidden RSJ resting between First floor's floor and the ceiling of the ground floor.

Now the question is how do I make sure that this is sufficient and there's nothing to worry about? Can I get structural drawing from somewhere? Or how can I ensure I get something firm from Council? Can I approach a someone in Council?

If there are any Structural engineers commeting on this, can you please advise on whether one can have such a hidden beam which cannot be picked up by Surveyor?

I'm a first-time buyer and am not too familiar with these things so any help would be apprecited.

Raj

lincroft1710

The RSJ should ideally be resting on and secured to a suitable brick or block wall or pillar.

If building regulation approval was applied for, the council should have details of this and there will have been a certificate issued by council's BR dept. If BR not applied for, be suspicious.

andy.m_2

beam would be installed as drop down, bearing on 150 of masonry and ideally rested on slate or some other non compressible material.

My seller years ago tried the same trick about it being hidden between the floors and I asked him to meet me there with a tank cutter/holesaw.
He declined to meet me and climbed back into his hole.

the seller took out a building regulation indemnity policy for the value of the property and we (our solicitor) was happy to let us proceed.

Now you say that you've seen the RSJ so that's a different matter.
How long ago has the work been done? Are there any cracks in the corners at all?
If its been there for 5 minutes then get an Engineer in, if it's been that way for 30 years then be a little less sceptical.

All in my humble opinion, not fact, just speculation.

bh026

Great. Thanks. Do you think my solicitor searches will cover this or would I have to do this separately?

And what if no certificate was issued by council's BR dept and it has been like this for over 10-15 years. And I believe if this is the case then BR dept don't come around and certify it, right? Or do they still?

bh026

Thanks Andy. I was advised by the seller that it's been like this for over 10-12 years and my surveyor found no cracks on the floor above.

But how can I ensure that this sort of issue doesn't arise when I come to sell this property. Can I not get some form of written evidence / confirmation from concil that they have looked at it and it is all structurally sound?

silvercar

You can get indemnity policies to cover the lack of regulation approval, but not if you tip off the council first. The council are extremely unlikely to take action on something done 10 years ago.

The other issue is whether the support is sufficient, the last thing you need is an unsupported RSJ falling on your head! Take advice from your surveyor on whether this needs further investigation.

bh026

Silvercar, I haven't spoken with Council but the Seller said he'll contact council and ask them to get an approval of some sort.

Does this mean that I cannot get an indemnity against this? Or I still can because I haven't asked for it?

Strapped

I'd be most worried to ensure it's safe - ask your surveyor. (Or engage a different one to give you an opinion specifically on the RSJ, given that the first one missed it).