[Buying] When does a loft conversion count as a bedroom?

Saver34

We're considering offering on a semi-detached 4 bedroom house, where one bedroom is a loft conversion.

The loft conversion was done before the vendors bought the house in 1990 so at least 26 years old, probably 30+. It has a fixed staircase, door at the top etc, and they use it as a bedroom.

Should the estate agent be counting it as a 4th bedroom (and pricing the house as such)? My research suggests that since it doesn't meet current building regulations and there is no paperwork about the build, it should be marketed a 3-bed house with a useful attic.

marksoton

Saver34 wrote: »

.

Should the estate agent be counting it as a 4th bedroom (and pricing the house as such)? My research suggests that since it doesn't meet current building regulations and there is no paperwork about the build, it should be marketed a 3-bed house with a useful attic.

The EA doesn't set the price the vendor does.

Paully232000

Saver34 wrote: »

We're considering offering on a semi-detached 4 bedroom house, where one bedroom is a loft conversion.

The loft conversion was done before the vendors bought the house in 1980 so at least 26 years old, probably 30+. It has a fixed staircase, door at the top etc, and they use it as a bedroom.

Should the estate agent be counting it as a 4th bedroom (and pricing the house as such)? My research suggests that since it doesn't meet current building regulations and there is no paperwork about the build, it should be marketed a 3-bed house with a useful attic.

Surely it should have to meet building regulations(or whatever it was called) 30 years ago, not regulations that may or may not come into force in the future?

Hoploz

It's too old to be an issue legally. It was quite possible converted before Building Regs as we know them existed properly (1980's) Just like the rest of the house in fact. The main house, and indeed the loft conversion, would probably not comply to current 2016 regulations.

You need to decide whether you or your family would be safe sleeping in that room.

The 'value' is whatever somebody is willing to pay. Often with loft conversions you get top-heavy, ie too many bedrooms with less living space than a purpose-built 4 bed house. But if you're happy it's got what you want then its value is whatever you're willing to pay (assuming mortgage surveyor doesn't disagree)

Saver34

Thanks all. I should have said compliance with fire regulations instead of building regulations. They have the usual one battery smoke alarm downstairs and one on the 1st floor landing.

This came up as I would like to add a dormer window to the loft conversion and move the staircase, and it appears that structural alterations will make the current building regulations apply to the entire loft conversion - not just the part being modified.

Hoploz

OK you might find it useful to read the info here:
https://www.planningportal.co.uk/info/200130/common_projects/36/loft_conversion

It doesn't just deal with planning, it outlines building regs as well
HTH

jbainbridge

Saver34 wrote: »

Thanks all. I should have said compliance with fire regulations instead of building regulations. They have the usual one battery smoke alarm downstairs and one on the 1st floor landing.

This came up as I would like to add a dormer window to the loft conversion and move the staircase, and it appears that structural alterations will make the current building regulations apply to the entire loft conversion - not just the part being modified.

It would only be subject to current regs if you make changes ... so why would they advertise it as a 3 bed???

Saver34

jbainbridge wrote: »

so why would they advertise it as a 3 bed???

Because of threads like: well I can't post the links as I am a new member, please see http:// pastebin dot com / yFabeec6


All say a loft conversion where there's no proof building regulations were followed shouldn't be advertised as a habitable room.

onlyroz

Saver34 wrote: »

Thanks all. I should have said compliance with fire regulations instead of building regulations. They have the usual one battery smoke alarm downstairs and one on the 1st floor landing.

This came up as I would like to add a dormer window to the loft conversion and move the staircase, and it appears that structural alterations will make the current building regulations apply to the entire loft conversion - not just the part being modified.

For fire regulations you will need a fully wired in smoke alarm on all landings, and 30-minute fire doors to all bedrooms. There also needs to be a fire door that separates the kitchen and the top of the house.

Hoploz

Saver34 wrote: »

This came up as I would like to add a dormer window to the loft conversion and move the staircase, and it appears that structural alterations will make the current building regulations apply to the entire loft conversion - not just the part being modified.

I'm interested in this as I'm just having plans drawn up to add a dormer to my already converted loft. Now I'm concerned I'll have to have fire doors all over the place instead of my lovely old cottage doors I was planning to keep! Have you been told its all aspects of current regs? I'm sure lots of mine doesn't comply as it was converted in 1983!

ETA: Panic over, that doesn't apply as my loft conversion is at first floor level (originally bungalow) Wondering about the floor joists etc now though!

jbainbridge

Saver34 wrote: »

All say a loft conversion where there's no proof building regulations were followed shouldn't be advertised as a habitable room.

Ok - I see your point. But you also state it was done 26+ years ago ... the permissions from that far back may be lost in the mists of time!