Building work done, but no regs - advice?

LouC

Hi everyone,

We live in a Victorian terrace, council leasehold. Last year we had some work done on our loft to make it into a useful storage space (not a habitable space)

We had loads of builders round, got loads of quotes, and we chose what we thought was the best one. For the work that we described, not one mentioned building regs. Yes, I know I was naive not to check myself, but this is my first property and I didn't know there was such a thing as building regs.

As part of the work he put in a new floor with steel beams, a velux window, 4 spotlights and 2 power outlets.

There's no stairs (only drop down), landing, door, etc - we're not using it as a room.

It was only when chatting with a property developer friend that I found out about all the building reg stuff.

Did I need to get building regs for the work done?

Now that the space has been built, is there anything I can do that doesn't involve ripping out the construction to check the work that's been done?

My obvious concern is when we come to selling the place...

Any help would be greatly appreciated
Lou

kingstreet

Sell it as storage space, it's fine.

Sell it as a bedroom, you need building regs approval.

LouC

Thanks so much kingstreet. It's what I was hoping - it is only used/will be sold as storage

And that's correct even despite the steels being put in?

kingstreet

I can't see any problem with that.

You can do what you want to your house while you own it. As long as you don't try to misrepresent something as being something it isn't, you should be fine...

martinsurrey

kingstreet wrote: »

I can't see any problem with that.

You can do what you want to your house while you own it. As long as you don't try to misrepresent something as being something it isn't, you should be fine...

while true, there are limitations,

it depends on how the steels were introduced, how they are tied in.

if the party wall was touched (ie bricks removed), you may have needed a party wall agreement, I’ve seen one of these loft storage conversions (exactly like the Ops) where the beams were tied into the party wall and the work put a hole in the wall, massive BR ramifications, on structure, and fire safety.

Also all glazing needs to be FENSA registered, was the VELUX installed by the builder? If so it’s not BR compliant.

Was the loft insulated as part of the work?

If so it needs to meet the building regulations for improved thermal elements, so the insulation would have needed to be of a certain quality and thickness, and again signed off by building regs.

None of this matters, until you come to sell.

LouC

Thanks Martin.

The loft was insulated, insofar as they took the insulation that was there already between the joists and put it in the ceiling (which was plasterboarded and skimmed)

And no, the window wasn't FENSA registered. I've never even heard of it before.

Taking all that into account, what would happen when I come to sell?

martinsurrey

LouC wrote: »

Thanks Martin.

The loft was insulated, insofar as they took the insulation that was there already between the joists and put it in the ceiling (which was plasterboarded and skimmed)

And no, the window wasn't FENSA registered. I've never even heard of it before.

Taking all that into account, what would happen when I come to sell?

Without seeing it I dont know, they will find out unless you lie, as the questionnaires will have questions about work done, windows installed etc.

at best an indemnity policy on the windows, at worst they pull out or the mortgage is withheld due to the lack of sign off on the structural items (steels, insulation, etc) forcing you to get building control in for retrospective sign off.

LouC

Ok, got it.

Thanks so much for taking the time to respond. It's much appreciated

Numpty9

Lou


1) “As part of the work he put in a new floor with steel beams,a velux window, 4 spotlights and 2 power outlets.” sounds a bit OTT for storage space.

2) Assumingthat your builder both designed and installed the Works he has a duty of care tosee that the Works are fit for purpose i.e. what Use and structural loads didhe allow for to arrive at the steel beam sizes? Remind him of that for your ownsafety and obtain his assurance.

3) Apartfrom Building Regs, your Lease will probably require you to obtain your freeholdersagreement to these works. Which could be a difficult issue.

4) You can take out a Building Regulations indemnity policy as consent has not been obtained. This policy will cover subsequent owners of theproperty and mortgage lenders. You will find them on the web. This will work PROVIDED that you have not applied to thelocal authority for retrospective consent or a regularisationcertificate.

Furts

kingstreet wrote: »

I can't see any problem with that.

You can do what you want to your house while you own it. As long as you don't try to misrepresent something as being something it isn't, you should be fine...

I would question this and side with martinsurrey. The structure of the house has been altered and, as such, is subject to the regulations.

For example, steels have been inserted and one needs assurance that this has been done correctly. If the bearings are unsatisfactory the results could be a disaster.

I do not wish to worry LouC but any competent builder knows of the regulations. The fact that no mention was made of these would make me wary of the work that was undertaken. It might be that the builder was ignorant, or it might be that he was trying to pull the wool over someones eyes. Neither is a good scenario.

Contact the local Building control office and take it from there.

martinsurrey

Numpty9 wrote: »

Lou


4) You can take out a Building Regulations indemnity policy as consent has not been obtained. This policy will cover subsequent owners of theproperty and mortgage lenders. You will find them on the web. This will work PROVIDED that you have not applied to thelocal authority for retrospective consent or a regularisationcertificate.

The indemnity only covers the costs of enforcement by building control. It does NOT cover the costs if the work is substandard and the steel beam ends up on the kitchen table after falling through a bedroom.

Your buildings insurance will also be invalid as it will include a clause that all work done is compliant with building regs in force at the time of the work.