Timescales for obtaining retrospective building regulations approvals

suebfg

Hi, we are in the process of buying a house without building regs approvals for an open plan conservatory and loft conversion.

The vendors are now seeking retrospective approvals at our request. What are the likely timescales please?

suebfg

Anyone pretty please?

chappers

How long is a piece of string, how old are the works, regularising BC approval is most likely going to involve taking down ceilings, lifting floors etc All depends how picky the officer wants to be.

suebfg

Works were done 10 - 15 years ago. I'm pleased if the inspection is intrusive as I want to make sure the works were done properly but will it really mean taking ceilings down

suebfg

That should have been a surprised face!

martinsurrey

They will need to expose the beams used to open the house to the conservatory (for size, fire insulation and seating checks.

Also the joists in the floor of the loft to check strength, and the lining of the loft to check insulation.

Is there a bathroom up there? If so the plumbing will be checked

Was the wiring signed off, if not, add that to the list

There are dozens of other things he COULD check, and if you get him on a bad day it could be very disruptive.

chappers

The first part of the "fight" will be agreeing when the works were carried out, especially in the absence of any documentation, this matters as an extension done 10 years ago would not be up to current regs and an awkward officer could turn round and say I think this conversion is only 5 years old and ensure that it complies with the regs 5 years ago. this could not only mean exposing but remedial works also.
In this case they may say that they would have no interest in enforcement/regularisation, however even if they do would you be happy with that(your call).
Personally speaking I would have got the opinion of a structural engineer , not gone anywhere near BC and got your vendor to take out an indemnity policy against enforcement, however that avenue appears to probably be closed to you now.

suebfg

Hi, we will not proceed to purchase without a regularisation certificate. I thought this meant that the works are signed off to be compliant with the regs in force at that time. We were never concerned about enforcement which is why the indemnity policy was useless to us. We are concerned about the standard of the works undertaken.

suebfg

Hi, there is no bathroom but the wiring is probably not up to scratch.

chappers

Well you are right on the horns of a dilema, with works this old BC might not be interested and may just regularise it, in which case you will be none the wiser, with regards to the standard of work(not that likely though).
They may come out and give it a cursory check get the owner to lift a couple of floorboards etc , then as above, you still can't be sure of the standard of work.
They could be a right pain in the ar5e and request to see more than your vendor might be willing to do , e.g ripping down ceilings,walls pulling up floors etc.
If you are so determined for your own piece of mind then, only exposing all elements of the build are going to satisfy you and if I were the vendor that would be a step too far.
There is also the possibilty that BC will just plain refuse.
The idea behind building regs approval is that every element of the build gets checked before it is covered up, without uncovering everything again you can't be sure.

vegasbaby100

We have been waiting for 5 months and that was due to a completion certificate not being organised so not signed off. The issue that we had was that the elements not signed off 20 years ago now had to conform to todays standards so new ventalation had to be put in and new insulation as well as certain windows.

The other issue we had was with the waterboard and manholes being covered.

We should be exchanging tomorrow hopefully.

All I can say is good luck as it has been a long stressfull road.