Garage conversion worries

angier999

We converted our integral garage into living accommodation over 10 years ago when times were tight and planning permission was not needed at that time.
However, as I have been thinking about selling up I wanted to check that all was in order for a smooth sale before I put the house on the market
.In my ignorance I applied for retrospective planning permission but the inspector told me that I could not have this as I could not prove that proper damp proofing and insulation etc had been done at the time of conversion, which is true.
I now know that indemnity insurance cannot now be arranged so I am worried what problems I will face when I try to sell the house?
I want to avoid changing it back to a garage or do further work to bring it up to regulations - so can anyone please advise me of the problems I will now face when I put it on the market??

stator

Did you apply for planning permission or for a certificate of lawful development?

EmmyLou30

Yes you've shot yourself in the foot slightly as now you can't get indemnity insurance.....but that'd be pretty worthless anyway as it's too far gone for the council to take any action against you for the lack of planning permission. So a buyer basically will have to satisfy themselves that they think you did the work correctly and safely and that the correct insulation and damp proofing is in place before they buy. So no biggie really, it just might put a few people off who don't want the expense of paying for an extra survey on the conversion. I'd say less people would be put off than with dodgy loft conversions where you might come crashing through the ceiling if it wasn't done right.

Thrugelmir

Did you insulate the floor?

angier999

i,m sorry but as I was very naive about all of this, I applied for a Regularisation application to the Building Control Dept - thinkin this was the right thing to do

angier999

I do not know if the floor was insulated - I think the builders may have just poured more concrete on the garage floor! However, my son uses the room as a bedroom and is quite comfy!

stator

Regularisation of building control is something different to planning permission.
Realistically it's unlikely the council will bother you, but if you want building control to sign off then you will have to do what they say, pay their fees etc. This would probably involve taking things apart to see what's underneath.
Or when you are selling the property you could just make it clear to all buyers that the garage doesn't have building control certification and won't have it. This may cause problems for some buyers if the solicitor insists on having it on behalf of the mortgage company. But some buyers might not care.

Ozzuk

I think you'll be fine, however...you won't be able to list it as a bedroom or reception room and the valuation should reflect that. Is the garage door still there and you've just boarded over it? I'd just tell people you've converted it and they could either complete it formally (which means extra work), use as-is as you have done with no issues, or return it to garage. I certainly wouldn't keep quite and hope it doesn't surface.

As mentioned, planning isn't so much your issue as lack of building regs.

I can't remember however how long you have to declare building works in the sales pack though.

Dan-Dan

Dont market the house as that garage being a living space , then your buyers will be clearer on what they are offering on

angier999

moneyman9999 wrote: »

This is essentially very simple, you need to have or prove a Damp Proof membrane (DPM) has been installed and a Damp Course should be in your wall anyway as most Garage Conversions are from 1970's properties. Please let me know if this is not the case.


So the guide is:


1. Make sure a DPM to BS standards is applied if not obtain a quote from a local builder-Never use a PCA company as they will over charge you and recommend unnecessary work.


2. Expose the existing Damp Proof Course ( DPC).


3. Check that the external ground level is a minimum of 150mm below the DPC.


4. Check that insulation and ventilation are within the current building regulations.


You should be able to obtain a warranty if all the above is complete.

Yes it is a 1970s house and I do not think that the insulation will be within current building regs. as the inspector mention it and we couldnt confirm whether DPM was put in. It has now been boarded over so we do not want to do further works as it has been quite habitable for over 10 years. It does look I shall have to market the house and not list this as a habitable room as per other posts recomend.
Thanking you for your advice if I do decide to get an independant builders opinion as I may do this

angier999

Ozzuk wrote: »

I think you'll be fine, however...you won't be able to list it as a bedroom or reception room and the valuation should reflect that. Is the garage door still there and you've just boarded over it? I'd just tell people you've converted it and they could either complete it formally (which means extra work), use as-is as you have done with no issues, or return it to garage. I certainly wouldn't keep quite and hope it doesn't surface.

As mentioned, planning isn't so much your issue as lack of building regs.

I can't remember however how long you have to declare building works in the sales pack though.

Thank you for the advice - I will do what you say and not list it as a room
and just tell them that I had it converted 'pre regs'.
The garage door has been removed so it would be major job to reinstate,
I also do not think anyone would want to convert it back to a garage as it is just too useful as an extra 'usable indoor space'