Renting with loft conversion not on planning or builders regs

Moeshka

Hi all. 2 weeks ago I moved into a 2 bed place with one of the bedrooms being in a loft conversion.
I asked the letting agent twice before moving in if the conversion was all above board and assures it was.
Thishad been niggling me as my daughter sleeps in the loft bedroom.
At the weekend checked the local councils website for planning approval and it does not show my new rented property.
I called them this morning and grey confirmed no permissions had been sought.
I have emailed them to investigate.

Where do I stand as potentially my 2 bedroom rental could become 1 bedroom if the correct regs have not been adhered to etc

Thanks for your help

Doozergirl

A loft conversion doesn't usually require planning permission. It falls under permitted development.

Depending on when it was carried out, building regulations may apply. Not having building regulations sign off doesn't necessarily mean it isn't safe.

These sorts of checks take place with sales, but not with rentals. Ultimately, any house you rent could lack BR and/or PP for any number of things. Most houses wouldn't meet current regulations anyway and no one needs to check anything as it only needs to meet the standards in place at the time.

What is your specific concern with the room?

Thrugelmir

Personally I would have severe concerns. Not least that the conversion complies with fire safety. Be difficult for your LL to enforce anything against you should you leave.

theartfullodger

If you find you are unable to use the bedroom (or other space) in the loft - say the council instructs not to use - then I guess...
a) You have a contract with landlord for something he needs to supply but can't: His problem to fix, you could sue for financial loss (if any) or breach of contract...
b) I guess you couldn't/shouldn't use it..

I would write (yes, WRITE/email, keep copy) to landlord & agent requesting proof of fire safety & a copy of a valid current insurance certificate covering upstairs. Whilst (except perhaps as a mortgage condition) a landlord does not have to have insurance cover I'd be most uncomfortable knowing that, say, if my grandkids were 'orribly damaged in a fire & LL's insurance did not cover/pay-up or was not there....

You could invite council to do a HHSRS survey of the place & see what they report: Unlikely to make landlord happy...

His_Dudeness

What makes you be suspicious?
Does the loft conversion look dodgy?

Moeshka

Hi all

Thanks for the replies.
My concerns with the room it that there really isn't an escape if you are in the room and the fire may be below. The velux window you can get through with the use of a chair or stool so my 8 year old wouldn't really manage on her own. I'm swapping bedrooms round this week so she's on the first floor not in the loft.
There is no fire prevention in the loft area i.e. fire doors etc.
I thought to put windows in you would need PP, maybe wrong.

I know the LL tried to sell the property before I rented it and couldn't. Now I'm thinking for not meeting standards with the loft conversion.

Lungboy

You don't need planning for a simple velux. Are the doors on the floor below the loft fire doors? I'm fairly sure they should be if all is above board. Also see if you can work out how thick the floor is. You'd hope they had upgraded the joists but you never know.

He could see the house without building regs for the loft if it predated them or if he didn't market it as a habitable room.

Moeshka

No fire doors at all all are in place. The stairs leading up are open on one side with a wall on the other.
The floor looks the same as it does in the eves as these parts are uncovered with board over.

The eves are separated from the bedroom by, what looks like wooden panelling approximately quaternary nah thick

His_Dudeness

I think that it is common for loft conversions not to have escape routes apart from the stairs.

It is still unclear to me why you seem to be worrying so much about this after two weeks in the property (which you had presumably viewed before deciding to rent)...

Doozergirl

Okay, it doesn't sound good. Window regs are a bit odd as they specifically do not want children to fall out on a day to day basis, so focus is on protecting the exit down with fire doors, smoke alarms etc.

I think I'd ask the private housing team to come and do that HHSRS check.

You can sell a house without regs but your issue is safety. Get it looked at.

jimbog

Moeshka wrote: »

Hi all

I know the LL tried to sell the property before I rented it and couldn't. Now I'm thinking for not meeting standards with the loft conversion.

Can you find the old listing on rightmove? It may say if it is a bedroom or a 'loft space'