No existing building regs but want to knock through load bearing wall.

lfhagon

Hi,

We've recently bought a house which has a converted garage. This garage has never had building regs (converted about 15 years ago) so when we bought it we took out an indemnity policy to cover this.

Now we would like to knock through a section of wall in the garage, to make a room bigger. This is a load bearing wall so will need building regs approval. Are we risking it inviting building regs round to our house when the garage never had regs in the first place, or are we completely covered due to the indemnity policy? I've heard that indemnity policies become redundant if you invite the council in to look at your property.

Thank you for any advice.

Risteard

lfhagon wrote: »

This garage has never had building regs (converted about 15 years ago)

How can a structure either have or not have Building Regulations?

Building Regulations are statutory requirements which are either complied with (where appropriate) or not.

Doozergirl

In nearly two decades of my experience with them, Building Control have never expressed concern at historic work.

You can appoint a private Building Control firm who would have even less interest in historic work, but I can't even engage my local authority when alerted to ongoing work that doesn't comply.

If they did say something about your conversion, then I would expect them probably to make a suggestion on a couple of improvements in your best interests. Not enforcement.

Doozergirl

Risteard wrote: »

How can a structure either have or not have Building Regulations?

Building Regulations are statutory requirements which are either complied with (where appropriate) or not.

It's a turn of phrase used pretty much everywhere in the trade. I'm pretty confident that the OP is telling us that it doesn't have Building Control Approval.

cyclonebri1

I think the point is simple, the historic bit doesn't matter, unless something that has previously been done without approval now proves substandard and it jeopardises what is now going to be done under approval.

But face it, you really would want to know that wouldn't you?

Annie1960

I found my local building control to be really helpful. They are trying to make sure the building is safe for the future, so will advise on what the current standards are for lintels when you knock through.

When you eventually sell the property, it will be much easier with the relevant certificates from building control.

Risteard

Doozergirl wrote: »

It's a turn of phrase used pretty much everywhere in the trade. I'm pretty confident that the OP is telling us that it doesn't have Building Control Approval.

The trades here certainly don't refer to Building Control (or the approval of Building Control, a.k.a. Local Authority Building Control (LABC)) as Building Regulations as that would not make any sense whatsoever.

Doozergirl

Risteard wrote: »

The trades here certainly don't refer to Building Control (or the approval of Building Control, a.k.a. Local Authority Building Control (LABC)) as Building Regulations as that would not make any sense whatsoever.

I'd beg to differ. 17 years and counting.

"When are building regs coming?"
"What did building regs say?"
"Can you book a building regs inspection please?"
"Does that have building regs?"

Of course it makes sense. What else would they be talking about? There's plenty of slang, jargon and abbreviations in the trades. Some of it repeatable.

George_Michael

Risteard wrote: »

The trades here certainly don't refer to Building Control (or the approval of Building Control, a.k.a. Local Authority Building Control (LABC)) as Building Regulations as that would not make any sense whatsoever.

Really, because many council planning departments most certainly do refer to building regulations.

https://www.peterborough.gov.uk/council/planning-and-development/planning-and-building/book-a-building-inspection/

Book a building regulations inspection

http://www.oadby-wigston.gov.uk/pages/inspections

Building Regulations Inspections

Risteard

Doozergirl wrote: »

I'd beg to differ. 17 years and counting.

Obviously the word "here" is confusing to you.

Risteard

George_Michael wrote: »

Really, because many council planning departments most certainly do refer to building regulations.

https://www.peterborough.gov.uk/council/planning-and-development/planning-and-building/book-a-building-inspection/


http://www.oadby-wigston.gov.uk/pages/inspections

Inspecting that Building Regulations have been complied with is not the same as referring to Building Control or their Approval as Building Regulations though, is it? So your point has been distinctly unproven.