Building regs for loft access

davelees215

I own a 30s semi that has had a loft previously converted about 25 years ago (my neighbour tells me by an eccentric joiner). It's quite nicely done up there with a high level velux window but the only access is a drop down ladder that blocks the landing when used. I'm guessing it was never done with building regs but don't really know. I can't remember any mention of it when buying the house and I'm fairly sure the house wasn't advertised as having a loft conversion (I remember being surprised when the previous owner showed me it when looking round).
I was considering putting some permanent steps up to it so we could use it as an office but there's no way we could fit steps that would meet building regs.
If we just cut a hole in the ceiling and put some steep steps upto the loft would this cause any issues other than if we sold the house (not planning on doing that in the next 20 years). We could always remove them if we did sell.
Just seems a shame to have a nice room up there we never use but I'm thinking to meet building regs would cost tens of thousands and to just put some steps up would probably cost less than 1k.
Could anyone do anything if we ignore building regs, would it invalidate our house insurance or cause any other issues I've not thought of.

PasturesNew

25 years ago, built by a joiner. Not mentioned in the details.

It's a "loft space", not a room. To even consider putting yourself/furniture up there you'd have to know that the floor wouldn't give way.

Loft access is mostly about two things: Will the floor cave in, crushing anybody in the room below; if there's a fire, how are you going to get out?

To use it as an "office", which implies weighty furniture, paperwork AND a body on a chair, you'd need to know that it was safe and you could get out.

In short: the answer will end up being that if that's what you want then you'll have to "get it looked at", which can be hard to do - and/or "do it properly from scratch".

It is 99.99% likely to not have building regs (because of how long ago + who did the work). It is 90% unlikely to be "wholly safe".

davelees215

At the moment it's already set as an office with lighting and electric and there is a lot of furniture up there (large sets of drawers and cupboards). I would remove half of this as it would be in the way where I'd put the steps. When I helped my dad rewire (he was a qualified electrician) I pulled up the carpet and moved some of the floorboards and they are very well built.
I can't really imagine it would ever collapse but I suppose I could consult a structural engineer.

davelees215

Not sure what I'd need to do about fire safety. Not going to sleep up there so I can't really imagine a fire sprea ding through the house so quick the 5 seconds it takes to get down the steps would make it so much more unsafe than being in the bedroom. And it would certainlt be safer than it is now (although I suppose I do rarely use it). It's just building g regs would obviously treat it the same as if it was a bedroom.

Mistral001

At the minute it is still a roof space or what is known as non-habitable space. It does not meet the Building Regulations and also could be a fire hazard for you if you use it on a regular basis as the means of escape will be hampered by the fact that it will take you longer to escape to safety if there was a fire on the premises.

At the minute, if you wanted to sell the house, an estate agent could not advertise the house as having a loft conversion or even mention the attic as being anything other than a roof space.

BTW if you are planning on getting Building Control Approval for the "loft conversion" retrospectively, professional advice from an architect or architectural technician is very advisable. This is especially important here as you will effectively be changing the house into a three-storey house and the fire regulations for a three or more storey house are particularly onerous.

sevenhills

davelees215 wrote: »

I can't remember any mention of it when buying the house and I'm fairly sure the house wasn't advertised as having a loft conversion (I remember being surprised when the previous owner showed me it when looking round).

How long have you owned it? If it was advertised online, the advertisement and photos may still be there.
There previous owner probably kept the surveyor away too, it may be a good idea to get an opinion from an expert, so that you know where you stand, at least a friend with lots of experience.

davelees215

Owned it 8 years. There's a brief description if I search for it on rightmove with no mention of the loft.
To be honest I'm not really worried about it being unsafe, there's a full set of joists set onto load bearing walls and floorboards (basically exactly the same as the first floor). Of course fire could technically be an issue but in reality I'd feel far safer sat working up there than asleep in a first floor bedroom (I could always use a chair get out the velux window but as it's 1.5m high it wouldn't meet regs as a fire escape). Also I've no plans to sell.
My main concern is whether there could be any other issues with having works done with no building regs such as invalidating my insurance or someone insisting I remove it (not sure how they'd know but I'm no expert).
There's absolutely no chance I could fit stairs at 42 degrees anywhere without extending the whole house so no real chance of doing it to regs, it's either leave it or do it and not tell anyone.

Mistral001

The insurance is an interesting issue. I am not sure what insurers would say. Officially it is still a roof space. You will only find out by reading your insurance policy or asking your insurance broker.

Fire_Fox

Recent thread on this topic.

NickC1984

One alternative for access might be to look at spiral staircases - I know of someone who did exactly that as they didn't have space for a conventional staircase, and the one they use was especially designed for loft access.

A bigger issue may well be the joists however - if it's not been done properly, these may not have been uprated to the standards needed, and might just be the original thin ceiling joists - fine for storage, not safe for regular use or compliant with regs...

davelees215

They're definitely proper joists. Obviously not examined all them in that much detail but all the ones I've seen are seem go full length and are same as first floor ones.
If I did get some proper steps id probably half the furniture / general junk that's up there at the moment anyway.