Planning permission - Knocking a wall through

going2die_rich

A friend has inherited a house and plans to put it on the market in the coming weeks. However the lounge and dining room were originally two rooms, but have had the wall knocked through to make it in to one room.

He's certain that the family he's gotten the property from would not have got planning permission (or even attempted to get it) to do this.

I remember reading some where on this site that after a set period of time, it didn't matter about planning permission. I believe it was 10 years. Although he's said they only did it about 8 years ago, although have owned the home for more than 10 years. So he could say it was done over 10 years ago since no one could prove otherwise.

Does he need to do anything to help the sale? retrospective planning permission? or provide Indemnity insurance? He remembers some girders were put in place when the wall was taken out, but doesn't know anything else.

I've looked on the site and can only find information on loft conversation and conservatory's.

thanks in advance for any help/guidance

Debt_Free_Chick

going2die_rich wrote: »

A friend has inherited a house and plans to put it on the market in the coming weeks. However the lounge and dining room were originally two rooms, but have had the wall knocked through to make it in to one room.

He's certain that the family he's gotten the property from would not have got planning permission (or even attempted to get it) to do this.

Almost certainly, PP was not required. Although the work should have conformed to Building Regulations and that might have meant that an RSJ (or similar) be installed to support the structure above.

I remember reading some where on this site that after a set period of time, it didn't matter about planning permission. I believe it was 10 years.

Four years for planning permission; ten years for change of use; one year for building regs. After then, no enforcement can be taken by the Local Authority.

Does he need to do anything to help the sale? retrospective planning permission? or provide Indemnity insurance? He remembers some girders were put in place when the wall was taken out, but doesn't know anything else.

Depends on the buyer and their solicitor. The mention of "girders" suggests they might have complied with Building Regs - difficult to be sure. They could get the Building Control Officer out to comment, now, but even then, they probably won't get the documents that a buyer's solicitor might suggest. An indemnity policy might be what a buyer insists on, but if they decide on this, they must NOT contact the Building Control Officer.

I suggest they speak with their solicitor.

going2die_rich

Thanks, I guess it's a wait and see for him.

Jonbvn

DFC is entirely correct, you do not need planning permission to carry out internal alterations or work which does not affect the external appearance of the building.

The requirement for compliance with building regulations is lapsed. Basically, they are saying it has been there long enough so it must be OK.

Such modifications do require suitable steel joists or a concrete lintel to support the wall above. Steel is nearly always used in these cases since it is much lighter than concrete, and hence easier to install.

Removal of internal walls was very common in council RTB properties. AFAIK your friend does not have to provide any special documents regarding this modification. I would expect that the buyers surveyor would pick-up any problems caused by this.

going2die_rich

He's mentioned two steel girders that had to go across the room. He says that he remember that it took a few people to lift it, so it wasn't exactly light. The house has stood without any issues for 8 years now so I can't see it coming down anytime soon.

I think he was just concerned it would slow down the sales process as he wants the property sold before another rate rise comes along and dampens the market. So I guess he can just sell and see what gets found in the buyers surveyor.

Thanks for your help,

Jonbvn

going2die_rich wrote: »

He's mentioned two steel girders that had to go across the room. He says that he remember that it took a few people to lift it, so it wasn't exactly light. The house has stood without any issues for 8 years now so I can't see it coming down anytime soon.

Trust me, by comparison to the required concrete lintel, the steel girders were light!