Selling, had roof done, no building regs

Rambosmum

Would ask our solicitors but they are closed now until the new year.

We are selling our house. In Feb 2010 we had our house reroofed- felt, batons and tiles. We didn't get building regs approval (tbh, it we were young and naive and it didn't cross our minds that we'd need it). We have no paperwork at all regarding it.

Will we need an indemnity policy? Or to get building regs approval now?

G_M

Unless the roofer was an Approved Person, and you can get him to retrospectively certify (unlikely) then getting BRs now will be tough. Need inspecting, maybe removing tiles and/or felt to examine joists and batons etc

Just wait an see. Buter may not raise any issue with it. If they do, offer indemnity insurance.

Hoploz

If the work was definitely done that long ago, then there is no risk of the council enforcing anything so it'll be down to the buyer to satisfy themselves the roof is in good enough condition (just like any other part of the house) which presumably would come up on a survey if it wasn't. The indemnity policy would be totally pointless, however it's worth getting if asked as the buyer's lender may request it, and it might just put the buyer's mind at rest, smoothing the transaction.

Frankly work done 6 years ago I wouldn't be bothered about. Presumably it was replaced using like-for-like materials? Does it leak? Then the roof works.

Doozergirl

G_M wrote: »

Unless the roofer was an Approved Person, and you can get him to retrospectively certify (unlikely) then getting BRs now will be tough. Need inspecting, maybe removing tiles and/or felt to examine joists and batons etc

Just wait an see. Buter may not raise any issue with it. If they do, offer indemnity insurance.

There is an approved person scheme for roofing?!

Checking whether a roof meets regs is actually very easy and would not require any invasion at all. Membrane should be breathable or suitable vents installed. 270mm of rockwool insulation, or equivalent u-Value in another product should be in place. That is it.

Most people won't be aware of the simplicity, surveyor may not even flag the need for regs if insulation is appropriate and membrane brand name still showing or obvious.

Grenage

As Doozer says, a pitched roof with access is one of the easiest things you can inspect. I would cross the bridge if and when you come to it; it will be a relatively trivial matter, so don't fret.

Rambosmum

Thanks guys.

I'm asking as it has been raised as an inquiry by the solicitor. Mortgage has already been approved.

It wasn't an approved person, just a roofer - job looks good, and yes, easy to inspect as the loft has ladder, is boarded and has a light, and you can see the felt etc.

G_M

If the buyer has raised an enquiry, reply; "Buyer should rely on his own inspection and investigations."

Then cal estate agent and ask him to tell the buyer that you will be happy to facilitate access if he wants to get the roof inspected.

and see what happens.

Hoploz

Do what G-M says.
Bear in mind though, that even after a mortgage has been approved, if new info comes to light, your solicitor is duty bound inform the lender, eg lack of paperwork they assumed would be in place. So keep your options open.

Personally I wouldn't approach the council, as this would invalidate any future indemnity policy (which would be quicker to obtain and possibly not cost much - you'd have to pay the council to inspect and it could take time)

Note that I'm not advocating an indemnity policy here - it's useless - but it can be a quick and straightforward way out if time is of the essence as it tends to be, esp as you're asking 3 days before Christmas!

AliJE

Been in exactly the same situation! We had our house re-roofed in 2009 and didn't realise until a year or two later that we should have had building regs approval. Couldn't quite believe the roofer who was a member of FMB never mentioned it!!

We sold our house in 2014 and I was very anxious about what would happen regarding the roof. When we completed the Property Information form we had to make a comment about the roof and just said that it had been done and that we now believed we should have obtained building regs. Bizarrely neither the buyer of the solicitor ever mentioned it.

So I would not tell lies but neither would I raise it if I were you and see what happens. It may be that nothing will happen or that you will end up having to pay for an indemnity. It depends how picky your buyer is and how good their solicitor is I think. Luckily our buyer was desperate to move as he was going through a messy divorce and he had a rubbish solicitor!

cloo

I wouldn't worry too much, it should be sortable with approval in retrospect or indemnity insurance.