Attic conversion - survey

welshgirl78

Hello endlessly helpful people

Our valuation (of the house we are selling) has come back with the text

"Some aspects of design do not comply with current planning and building regulations. You need specialist advice about the provision of suitable fire protection measures to protect occupants of the upstairs bedroom"

The vendor has said she is happy to proceed but wants us to sort the things mentioned out. This is referring to the upstairs attic bedroom in our house, it was done when we moved in and the terrace is the same all the way along. There is no fire door or escape, would I need to put something in.

Does anyone have any recommendations of what my next steps should be? I have emailed the council and they have stated they do not have any record of what the top floor room is and whether it is habitable. Who can advise on this sort of thing?

Thanks

marliepanda

I think its a case of without the firedoor you can't call it a bedroom (so for example you cant say 3 bed house, you have to say 2 bed and loft room)

Whether that affects the price of the house depends. Its really up to you whether you want to do that for this buyer, or if your market is healthy enough to sell it to someone else who won't mind.

dimbo61

Your whole property is not built to current standards ! Never mind the attic room.
Now you may not be able to call it a bedroom.
Is this a deal breaker ?
Time to speak to a surveyor

welshgirl78

The valuation has come back at the offer price and stated to take these things into consideration. The attic is described as the second bedroom on the valuation so I really don't want to go down the lines of is it / is it not a bedroom.
I guess I want to know if there is anyone who will look at it and say - it's fine!! Or give me something specific to do to make it fine. I think a fire door might be the thing but we would really struggle with the narrow corridor.

Would a surveyor / builder do this? What if they say it is not fine?

marliepanda

Thats whats being said in the survey though, you cannot call it a bedroom unless you bring it up to spec.

RAS

welshgirl78 wrote: »

This is referring to the upstairs attic bedroom in our house, it was done when we moved in and the terrace is the same all the way along.

Do you mean that you had the work done when you moved in? if so di you get Building Regualtions Approval?

Or that the attic bedroom was there when you moved in and was done when the house was built?

welshgirl78

I *think* it was done when they were built, certainly long before us.

The valuation calls it a bedroom, but then goes on to say building regs in some parts are not up to current planning and building regulations,

I guess this is where I am confused!

Annie1960

RAS wrote: »

Do you mean that you had the work done when you moved in? if so di you get Building Regualtions Approval?

Or that the attic bedroom was there when you moved in and was done when the house was built?

I agree with the above. More clarity would be helpful. Did you buy the house like this - if so what did your survey say and were you given any certificates?

If you had the work done yourself did you go through the council for building regs approval?

You may need a certificate from the council to show the work complies with building regs.

jamesperrett

Most older houses are likely to have something that doesn't conform to current building regulations. This is just the surveyor covering his back and making sure that the new purchasers understand the situation. If they're seasoned buyers and like the house they'll be fine. If they are nervous first time purchasers then you may want to make your estate agent earn his fee by explaining to your buyers how surveyors generally work.

RAS

welshgirl78 wrote: »

I *think* it was done when they were built, certainly long before us.

The valuation calls it a bedroom, but then goes on to say building regs in some parts are not up to current planning and building regulations,

I guess this is where I am confused!

Well 90% of older properties with more than 2 floors will be in the same situation.

You need advice but the two main issues (on my house with the same situation) are:

1. Means of escape - I have a fire ladder that fixes into a window and allows you to climb down. Not this is no use if you have windows with top-light openings only. I would expect your buyer (not vendor - you are the vendor) to buy this for themselves.

2. Fireproofing of the stairwell. Depending on the stucture this means resurfacing all the walls and lower ceilings on the stair well with fire resistant materials, wired in fire alarm and fire doors. Will cost and take time and be messy (ripping out existing finishes and replacing).