Bad Loft Conversion?

rohitg

Hello,

My wife and I are in the process of selling our flat and buying a 4-bed Victorian mid-terrace house in London. It is spread over three floors - reception and kitchen on the ground floor, three small bedrooms and bath on first floor and another small bedroom and shower on the second floor (which were added as part of a 4-year old loft conversion).

I had a full building survey done (structural) and it came back with some key points:

1. exterior of building hasn't been maintained - needs repointing, filling of cracks, window frame replacement, drain pipe weathering etc. However there is no structural movement / subsidence issues etc.
2. the electric consumer unit is out of date and needs replacement / certification
3. external ventilation (vents at ground level) slightly obstructed by pebbles in a number of places. However no rising damp, and previous damp proof course looks very effective.
4. there is fresh damp in a first floor bedroom ceiling - directly beneath the shower above (loft extension). damp has not stained yet and gets darker with the shower running for about 20 minutes. I've been told that loft hasn't been used much since August hence this damp was previously not noticed. Presumption is that there is a new leak under the shower tray.
5. the window in the second bathroom (loft extension) appears to not comply with fire regulations (top opening, hence hindering access to exiting onto flat roof in case of emergency)
6. the work done to the rear of the loft extension doesn't use modern weatherproof coping, but rather some felt laid down (another potential reason for the damp on 1st floor (ie shower tray leak may not be the only culprit).
7. the surveyor has made doubly sure there is absolutely no rising damp in the building.

There were a few more points, but these were the most pertinent. I spoke to the surveyor again and he said the loft 'appears to be structurally sound'. However, I get the feeling that the during the extension work, some corners were cut (given three of the points above are related to the loft extension). I had a word with the owners, who said that there is a 5-year guarantee on the 4-year old loft; however, their relationship with the loft company was 'frosty' at best, since they approved incorrect plans to start with and then got changes made after the project started, which the company was unhappy about.

Overall, if the loft / damp / leak issue is trivial, I am convinced the house is good value. I am not overly concerned about other points raised by the surveyor - it is a very old building after all!

It will be a couple of days before I get the full survey report, but I am hoping that folks in this forum can give me their opinions on whether these are tell-tale signs of a bad loft conversion and that I should steer clear?

foxy-stoat

I would ask to see the Building Control Completion Certificate - if they havent got it then look for another property.

Make your offer accordingly assuming you need to do some remedial works.

Cakeguts

Find another property without a loft extension. There are always questions on here about loft extensions and many of them are about loft extensions that were done on the cheap and which don't meet fire regulations.

need_an_answer

Has the converted area met building regulations in order to class it as a 4th bedroom or are you essentially buying a 3 bed house with loft space?

If its not a genuine 4th bedroom then I always wonder that with ever increasing regulations you as the now purchaser may find it difficult to sell on the property as a 4 bed in the future.

rohitg

Thank you all for the quick replies!

@foxy-stoat - good shout. I've now got a copy of a 'Final Certificate' provided by an org called "Complete Building Control Limited", and all it says is "I am an approved inspector and the work described above was whole of the work described in an initial notice given by Complete Building Control Ltd and dated 23/10/2013." and "This certificate is evidence (but not conclusive evidence) that the requirements specified in the certificate have been complied with." Also, it has not been signed / stamped or sealed at all. Having never actually seen a Building Control Completion Certificate, I really don't know what to make of this doc!

@Cakeguts - thanks, that's interesting to know. I wasn't aware it was such a common problem.

@need an answer - that makes a lot of sense - but how do I find that out? I don't know the building regs for this conversion, and the Building Control Completion Certificate doesn't include any detail (at least none that I've seen...). Is there something I'm missing here?

Doozergirl

The certificate isn't very exciting. You wouldn't expect it to be signed or stamped and it does sound genuine. The company is local to my stomping ground. https://www.completebuildingcontrol.co.uk

The approval will show in the local authority searches as well anyway.

What you describe sounds like maintenance issues more than terrible fundamental problems. Top hung rooflights do comply but it sounds like it perhaps hits onto something because the opening swing is wider than that of a centre pivot.

You could re-do the roof elements better.

Consumer unit regs are constantly changing. I think Jan 2016 was the last one, but there could even have been another since then.

Davesnave

Doozergirl wrote: »

Consumer unit regs are constantly changing. I think Jan 2016 was the last one, but there could even have been another since then.

I think they're are still on the 17th Edition.

We started rewiring before the 17th was published, so our installation, which took 3 years, was out of date before it was finished! :rotfl:

Doozergirl

Davesnave wrote: »

I think they're are still on the 17th Edition.

We started rewiring before the 17th was published, so our installation, which took 3 years, was out of date before it was finished! :rotfl:

Same. I had an 18 month project!

G_M

That list of issues does not look too serious to me.

As suggested, check the Building Control certification - should show up on searches.

Put a bit of cash aside (always sensible) and fix/re-do some of those things once you own. Some (eg obstructed external ventilation) you can easily do yourself. Some will need a bit of cash but if you shop around it shouldn't cost much.

rohitg

@Doozergirl - thank you.. that's really useful. When I posted, I also sent an email to the building control team at the council, who confirmed that the proper applications / records were in place and that Complete Building Control are approved inspectors. That's a relief!

@G_M - thank you - I agree with your conclusion! I am going to try hard and negotiate some money off the agreed price, since we had stretched ourselves quite a bit to meet the vendor halfway... but that was before we were aware of these issues.