Building Regs - Garage Conversion & inventory

pmlindyloo

lovinituk wrote: »

I don't like the sound of this! We had our garage converted to a room 8 years ago. The builder was a family friend and very respected in his trade. The work was done to a very high standard but I don't recall any mention of building regs at the time - we just trusted him entirely! We are no longer in touch with him - is there any way I can find out if things were done correctly at the time?!

Many reputable builders do not like to get building control involved because they are demanding (the builders say too demanding) and often make them redo work. The building control inspectors visit and can be very strict.

We had exactly the same problem but insisted that we applied for building control. Our builder was not a happy bunny but I was aware that when we sold it would cause problems if we had no certificate.

I suspect that if you were not aware of any building control inspectors at the time then your builder did not make an application. We did the application ourselves.

So, first of all, ask him.

If there was no application then you can either get retrospective compliance (google for the procedure) or rely on an indemnity policy when/if you sale.

DO NOT ring the council about your particular property as this makes an indemnity insurance invalid.

Personally I feel that indemnity insurance is a big scam since it is highly unlikely that the council will ever come out and enforce BUT solicitors and mortgage lenders are very 'wooly' about this area and almost always insist on them.

What is important is that the conversion has been built properly and no problems will arise later.

lovinituk

pmlindyloo wrote: »

Many reputable builders do not like to get building control involved because they are demanding (the builders say too demanding) and often make them redo work. The building control inspectors visit and can be very strict.

We had exactly the same problem but insisted that we applied for building control. Our builder was not a happy bunny but I was aware that when we sold it would cause problems if we had no certificate.

I suspect that if you were not aware of any building control inspectors at the time then your builder did not make an application. We did the application ourselves.

So, first of all, ask him.

If there was no application then you can either get retrospective compliance (google for the procedure) or rely on an indemnity policy when/if you sale.

DO NOT ring the council about your particular property as this makes an indemnity insurance invalid.

Personally I feel that indemnity insurance is a big scam since it is highly unlikely that the council will ever come out and enforce BUT solicitors and mortgage lenders are very 'wooly' about this area and almost always insist on them.

What is important is that the conversion has been built properly and no problems will arise later.

Thanks for your advice. We lost contact with him a while ago when he moved away so we can't ask him. Towards the end of the job our son was diagnosed with a serious illness which threw everything in to turmoil for the following couple of years. I probably should have checked back then but our lives completely changed and the garage conversion was the last thing on our minds.

We are looking to sell next year so would it just be sufficient to say we have no certificates and ask for indemnity insurance?

G_M

Has the OP actually confirmed when the conversion was done? Have I missed this? If the conversion pre-dates the introduction of Building Control, then 'not required' is the correct answer.

They say they willleave one of two sheds. Get confirmation which one! But if they are planning to take the good one, you will have to negotiate for them to leave it (assuming you want it). It's not worth arguing over the other. Just rip it out and take to the tip after you move in.

Do you wat the blind? Is it a good on? New? Matching the kitchen? Whar would a new one cost you? Frankly hardly worth ahsstling over, but if you can't be bothered to buy a new one, then offer them 1/5th of the replacement value. It's a 2nd hand blind for goodness sake!

orionmoo

G_M wrote: »

Has the OP actually confirmed when the conversion was done? Have I missed this? If the conversion pre-dates the introduction of Building Control, then 'not required' is the correct answer.

They say they willleave one of two sheds. Get confirmation which one! But if they are planning to take the good one, you will have to negotiate for them to leave it (assuming you want it). It's not worth arguing over the other. Just rip it out and take to the tip after you move in.

Do you wat the blind? Is it a good on? New? Matching the kitchen? Whar would a new one cost you? Frankly hardly worth ahsstling over, but if you can't be bothered to buy a new one, then offer them 1/5th of the replacement value. It's a 2nd hand blind for goodness sake!

Haha thanks!

They moved in to the property in 2004, and carried out the conversion since but I'm not 100% sure of a date off the top of my head in work lol.

Yeah we're not really fussed about the blind, the shed would be hassle to pull down if we have other things on the go but not the end of the world I suppose!

It would've been better for the vendor to have said 'not required as conversion pre-dates building control' though!

orionmoo

pmlindyloo wrote: »

Many reputable builders do not like to get building control involved because they are demanding (the builders say too demanding) and often make them redo work. The building control inspectors visit and can be very strict.

We had exactly the same problem but insisted that we applied for building control. Our builder was not a happy bunny but I was aware that when we sold it would cause problems if we had no certificate.

I suspect that if you were not aware of any building control inspectors at the time then your builder did not make an application. We did the application ourselves.

So, first of all, ask him.

If there was no application then you can either get retrospective compliance (google for the procedure) or rely on an indemnity policy when/if you sale.

DO NOT ring the council about your particular property as this makes an indemnity insurance invalid.

Personally I feel that indemnity insurance is a big scam since it is highly unlikely that the council will ever come out and enforce BUT solicitors and mortgage lenders are very 'wooly' about this area and almost always insist on them.

What is important is that the conversion has been built properly and no problems will arise later.

My partner is an acoustic consultant who performs the inspections for building regs Part E - hence why we're quite a bit uptight about them having the completion certificate! (Well, takes the measurements and know what the reverberation requirements are and whether something has passed/failed on Part E, but don't know so much about the other parts!)

missprice

pmlindyloo wrote: »

Many reputable builders do not like to get building control involved because they are demanding (the builders say too demanding) and often make them redo work. The building control inspectors visit and can be very strict.

We had exactly the same problem but insisted that we applied for building control. Our builder was not a happy bunny but I was aware that when we sold it would cause problems if we had no certificate.

QUOTE]

This makes sense of some builders we had in recently.
We had a internal wall taken down, and I was taking pics of it for building control.
The builder said summat smarmy like are you taking pics for reference/to document all the changes. And I told him no its for BC. Never heard from him from that day. I thought it was odd that we never got a quote off him for the chimney breast removal.
Now I know huh

lincroft1710

missprice wrote: »

The builder said summat smarmy like are you taking pics for reference/to document all the changes. And I told him no its for BC. Never heard from him from that day. I thought it was odd that we never got a quote off him for the chimney breast removal.

And knowing what you know now, i bet you're very pleased that the cowboy didn't quote for the job.

orionmoo

Anyone got any idea of how much remedial work of a garage conversion to meet building regs would cost?

camptownraces

A quick google indicates that Building Regulations have been around since 1965. So, unless the vendor can say that the garage conversion took place before 1965 there is a problem.

Buying an indemnity policy only indemnifies against legal costs in the event of enforcement. An indemnity policy will not pay for the building costs of installing insulation or a damp course in an external wall, sorting out electrical safety or energy efficiency.

OP, if you want to proceed with this purchase, and the vendor is still being unhelpful I think your best bet would be to get a surveyor to do a more detailed inspection of the "new reception room" to indicate what work may need to be done. (Unless you're not bothered about a damp, freezing cold room with unsafe electrics.)

G_M

orionmoo wrote: »

Anyone got any idea of how much remedial work of a garage conversion to meet building regs would cost?

It depends what is wrong with the conversion!

Worst case - knock down the garage and start again..........