FTB - Seller has no building certificate for the extension done under permitted development

EachPenny

Surrey_EA wrote: »

Yeah, it's tricky to tell isn't it? I've also looked at the old images, but I haven't seen one looking at the rear of the house from the garden taken in 2012, and I've looked at the old floor plan, which doesn't show anything existing there, but that's not to say there wasn't an out house of some description that didn't make it's way on to the plan.

The old picture of the kitchen shows an opening into an 'extension' under what is probably a beam supporting the external wall of the bathroom. If that opening doesn't align with where the 'new' extension starts, then something is seriously wrong.

That just leaves the question of whether the 'beam' is original, and whether it's supports have been cut back, because the current opening is wider than the one in the 2011 pictures. It looks to me like they have demolished the small cupboard in the corner of the kitchen, and built a pillar against the outside wall to give additional support to the beam.

EachPenny

sam.ssrs wrote: »

I have carried out a full structural survey which says the structure is sound.

Was the surveyor aware that alterations had been carried out without BR approval?

A surveyor wouldn't necessarily be able to spot a problem without pulling bits of the house apart to see what is going on under the plaster and floorboards.

hazyjo

It's very similar looking to the back of my old house. The kitchen had a separate bit at the back with an open doorway leading into it. Like a utility area. It jutted out further than the back wall/bathroom above. There used to be a larder cupboard on the left as you looked through the doorway, and a cupboard housing the washing machine on the right hand side which was off the back wall (not to the side).

My builders bricked up the back cupboard (and made the access from the garden instead of the kitchen as we had a small garden with barely any storage so was much handier) and took out the left hand cupboard so I would have a flat wall for units.

I wonder if it was something similar and they've basically made that 'doorway' into a complete gap the size of the existing kitchen. I would be worrying about support if that's the case, but not sure what's above the ceiling. 'Yours' also appears to have part of a wall at the top which was like mine and presume there's a lintel or something. But I am guessing it hasn't actually been extended as such, more 'incorporated'.

I would post pics but can't get onto an image site at work.

If it helps, details are here if you can make sense of them.

OLD DETAILS FROM BEFORE I BOUGHT IT


https://www.rightmove.co.uk/house-prices/detailMatching.html?prop=35619790&sale=90060834&country=england




DETAILS FROM LAST YEAR WHEN I SOLD

https://www.zoopla.co.uk/property/14-pretoria-crescent/london/e4-7he/7681522
(go to pics - number 4 should help)

foxy-stoat

He has taken out an internal wall and pushed the external wall out a bit - if he doesn't think he needed Building Regulations approval then maybe he didnt think he needed a structural engineers input - also if he thinks that "exempt from building regulation" is a thing I would be finding another property to buy or you will have issues when/if you come to sell or if you need to make a big claim on your buildings insurance should the worst happen.

EachPenny

hazyjo wrote: »

I wonder if it was something similar and they've basically made that 'doorway' into a complete gap the size of the existing kitchen. I would be worrying about support if that's the case, but not sure what's above the ceiling. 'Yours' also appears to have part of a wall at the top which was like mine and presume there's a lintel or something. But I am guessing it hasn't actually been extended as such, more 'incorporated'.

It looks similar to yours, except only the first jutting out bit where your kitchen sink was, not the further bit extending out into the garden next to the decking.

The issue for the OP is the opening which is the equivalent of the 'archway' between your kitchen sink area and oven area appears to have been opened out (the equivalent of taking out the short wall next to your toaster).

The reason for the 'archway' in your case (and probably the OP's) is to conceal a beam/lintel which is supporting the external bathroom wall above. The ability to widen the opening depends on whether the beam is long enough, and to what extent the walls either side are supporting it.

RedFraggle

He's knocked through the old coal shed by the looks of it. It also looks like he's knocked the kitchen and dining room together without putting an RSJ in. I'd be wary of that if he has no sign-off for that either.

hazyjo

EachPenny wrote: »

The reason for the 'archway' in your case (and probably the OP's) is to conceal a beam/lintel which is supporting the external bathroom wall above. The ability to widen the opening depends on whether the beam is long enough, and to what extent the walls either side are supporting it.

Yeah that's what I was trying to get from their details. It drops down a bit, but it's more than likely been widened, so not sure if that lintel (if there) has lost its support. Doubt it was replaced, but who knows.


Not sure if it's more dangerous with a lintel that's not wide enough and only over the middle of the 'opening' (those things are bloody heavy!), or without it. Prob both as dangerous as each other. Who's to know if there are cracks, they may have filled or plastered them. Hmm.

EachPenny

RedFraggle wrote: »

He's knocked through the old coal shed by the looks of it.

Which coal shed?

RedFraggle wrote: »

It also looks like he's knocked the kitchen and dining room together without putting an RSJ in. I'd be wary of that if he has no sign-off for that either.

A steel beam (RSJ) wouldn't be necessary if the ground floor wall wasn't loadbearing. We also can't tell if a steel beam has been inserted and concealed above the ceiling.

It is the absence of information that the OP needs to be wary of.

System

"The current seller has done a small extension to the kitchen and brought down what he claims to be a non-load bearing wall."


if its the space where the cooker is then it most definitely would have been load bearing and Building Regs needed and possible even an inspection by the inspector to check the correct lintel used

harrys_dad

You are paying £600000 for a 3 bed semi yet are asking advice from unqualified people on the internet? Any concern whatsoever get a proper structural engineers report. When were the french doors put in as well (they look fairly recent)? What sort of lintel do they have above them? two holes in the same wall is not always a good idea.