Building Control Approval - Loft Conversion

maybe_tomorrow_2

I would appreciate some advice on this topic.

I am considering purhcasing a property which has had a loft conversion already done although has not been registered as habitable i.e. is not listed as a bedroom.

The loft is accessed directly from the first floor landing via a conventional staircase, there is no partition walls or door to the loft space.

There 4 small velux windows installed rather than 1 big one.

If I purchase the house I will install the partitions and door enabling it to be used as a bedroom to comply with building regs/fire safety etc.

My question is, what is the best way to try and seek building control approval to enable this space to be classed as habitable space given that the majority of the work was completed by the previous owner, who doesnt have any approvals?

I spoke to the local council building control who said one of their suveyors would come inspect the work and issue a completion certificate if they were happy. I am assuming this means they would inspect the main works carried out by the previous owner too which were carried out several years previous?

Can they enforce/make you remove the loft conversion if it doesnt meet building regs for habitable space, or can you leave it as storage space and forget about seeking a completion cert?

Thanks

warmhands.coldheart

Don't think they can make you remove it unless it is deemed Dangerous. If it doesn't meet their regs but is safe then they will not issue a certificate but doesn't mean you can't do with it as you please. just means if you sell it again it would be sold as you will have bought it, floored roofspace. As such make sure the vendor is selling it a such and not as a desiganted room and ensure your offer reflects this, in my opinion

phill99

They wont make you remove it. They will just not issue a certificate confirming it complies with building regulations. Therefore it can never be classed as habitable.

Bear in mind when the inspectors come out they may want to see u def floor boards or ask you to remove some plasterboard to check levels of insulation.

Owain_Moneysaver

maybe_tomorrow wrote: »

If I purchase the house I will install the partitions and door enabling it to be used as a bedroom to comply with building regs/fire safety etc.

You may also have to install structural steelwork and new joists to support the loft floor and walls. The loft will have to be thermally and acoustically insulated to comply with current building regulations.

In worst case it will be necessary to strengthen the foundations to support the weight of the additional storey or remove and rebuild the roof if it was unsuitable for loft conversion in the first place.

maybe_tomorrow wrote: »

I am assuming this means they would inspect the main works carried out by the previous owner too which were carried out several years previous?

Yes. This will involve opening up the structure i.e. lifting floors, removing plasterboard etc.

maybe_tomorrow wrote: »

Can they enforce/make you remove the loft conversion if it doesnt meet building regs for habitable space, or can you leave it as storage space and forget about seeking a completion cert?

They can take enforcement action if they think the building is dangerous. It is unlikely they would agree to leave the loft in its current state as it's obvious it would be used as a bedroom as soon as they leave, so if they were concerned about safety they might ask you to remove the staircase and fit a loft hatch to prevent the space being used as a habitable room.

Be aware that in the (albeit very unlikely) event that altering the roof has destabilised the building, the whole building might be declared unsafe.

http://www.walesonline.co.uk/cardiffonline/cardiff-news/2012/01/14/family-describes-year-of-hell-after-builder-left-roof-almost-caving-in-91466-30120242/

maybe_tomorrow_2

Thanks, good advice.

Visually the current conversion looks to be of a high standard but obviously I cant see insulation and strengthening without some intrusive investigation as you pointed out.

What worries me is why the current owner didnt spend the extra money (I'm estimating about £800!) to put a small section of partition wall and a door in and try and get building control approval for a habitable room. It has plumbing (radiators) and electrics installed already too.

Sounds like he done it cheaply knowing he wouldnt get control approval?

cattie

Owain_Moneysaver wrote: »

They can take enforcement action if they think the building is dangerous. It is unlikely they would agree to leave the loft in its current state as it's obvious it would be used as a bedroom as soon as they leave, so if they were concerned about safety they might ask you to remove the staircase and fit a loft hatch to prevent the space being used as a habitable room.

Having to remove the staircase is something that happened to a neighbour of mine after having a room created in the loft with velux windows. They had been using this new 'room' as a bedroom, but it had never been a full and proper conversion with strengthened joists etc. So it is a very real possibility that this can happen.

iamcornholio

If it is deemed a life-safety issue, then building control have a duty to take action, and not just ignore it

This can be either requiring the conversion to be regularised, to conform to the regulations in force at the time the work was done, or reversion of the conversion to a "loft" - ie removal of stairs, flooring and plasterwork etc

Buying a property with an unauthorised, but structurally sound conversion is one thing, but buying and then involving building control is another

maybe_tomorrow_2

How would this affect home insurance if you do a loft conversion but dont go through building control and leave as loft floor space.

Do you need to state you have a loft conversion with no completion certificate?

iamcornholio

An unauthorised loft conversion will void a policy for any claims related to the conversion, or more probable the policy as a whole. It's a major risk which will affect the premium

Unless the insurers know and agree to it - which is unlikely

Insurance policies require the proposer to mention anything which may affect the policy

maybe_tomorrow_2

This surly must be a common thing, having a loft conversion which isnt control approved. Do people just not tell the insurance company?

iamcornholio

Yes it is common. And if owners put a value on their family of a few hundred pounds for an application fee, then that is up to them.

No-one thinks that fires will happen in their own house, it's always someone else who has a house fire

There is always a good reason why people wont apply to the council for permission for loft conversions. The council fee is a very small proportion of the cost of doing a conversion, so it is rarely if at all just to save on the application fee. It invariably comes down to the work and cost required in doing a conversion properly and safely and having the council check the work