Extension without building regulations consent

Deanoid

Hi All,

Please could somebody help

I built a single storey extension around 5 years ago (4m depth) and it waswithin the permitted development size.

I had always planned to do a much larger extension in the future so Idecided not to go through building control as the plan was to demolish laterdown the line.

The extension was all done correctly and we made sure it was all done to thecurrent building regulations and we took into consideration the trees in thearea to make sure the foundations were to the correct depth (1.8m)

Due to unforeseen circumstances we are now looking to sell the property.

Please could someone advise on the best way forward?

Kind Regards

Doozergirl

You can offer the buyers an indemnity policy or you can call in building control and do a bit of stripping back and revealing.

I'm pretty gung-ho, but I would be loathe to accept an indemnity policy from the people who actually built the extension, and such a short time ago.

I would contact a private building control firm. Revealing 1.8m of foundations should be fun.

Did you take any photos as you built? Did you use a structural engineer? Keep materials receipts?

Deanoid

Hi Thanks for your reply,
I work for a structural steel company and we have in house structural engineers. The build design was discussed with them prior to construction so I know the building is sound, its just going to be messy proving it.
I should have receipts somewhere and the electricians certificate.
There are some photos showing the walls going up and for the insulated floor build up but sadly the photos of the footings have been lost.

Deanoid

Hi thanks for our reply,
I work for a structural steel company and we have in house structural engineers, the build design was discussed with them prior to construction so I know the building is sound, it is just going to be messy proving it.
I should have receipts somewhere plus the electricians certificate.
I also have some photos of the walls going up plus photos of the insulation to the floor prior to screed. Sadly the photos of the footings have been lost.

MisterB1959

sadly, those are prob the most important ones. you ay need to expose the footings in several places, the floor ones are important aswell though, so that might save having to expose them. how the new build is attached, electrics, drainage etc will all need to be verified.


the easiest solution is an indemnity, IF the buyer is prepared to accept

ethank

You are asking people to spend hundreds of thousands of pounds to take it on trust that you built it right. We have building control for a reason, and you should do the honourable thing and go through the proper process rather than try to get away with it.

Doozergirl

Well, you have some things, so that those will all be helpful, especially the floor. You don't want to damage the DPC.

If you choose a private firm, I suspect they will work with you rather than lambast you.

penguingirl

We are buying a house with an extension and asking for building control sign off was one of the first things we checked (in fact to date, it's the only thing checked as it is early days and chain is not complete). I wouldn't have accepted an indemnity policy as it provides no guarantee about the quality of the work, so if it hadn't had building control sign off we would have walked away, much as we love the house.

Doozergirl

The majority of houses were built without a formal type of building regulations. Many Victorian houses and most before were built with no foundations, no insulation, solid walls etc. yet it's only extensions that are problems for people. Even a bad extension is likely to have higher standards than the house it is attached to.

What is important is a comprehensive survey and an experienced eye to show you what you ate really buying. More than a cursory glance for mortgage security purposes.

phoebe1989seb

Doozergirl wrote: »

Well, you have some things, so that those will all be helpful, especially the floor. You don't want to damage the DPC.

If you choose a private firm, I suspect they will work with you rather than lambast you.

I agree - having used an independent building inspector when building the extension on our last house a couple of years back we found that whilst they were still very thorough, they were much more amenable during the process than previous experience with council building control.

As Doozergirl says, in your situation OP I would expect them to be less preachy than the local authority would in these circumstances and at the end of the day you will have that most important document - a completion certificate

prosaver

how are you going to show how wide the foundations are?