Room without planning permission

robbiebd

I recently viewed a property that was marketed as 3 beds plus hobbies room.
It turns out that the hobbies room was actually a large master bedroom with ensuite bathroom, but that it could not be advertised as a 4th bedroom because they had not received buidling regs.

This room is basically a loft conversion, and the current owners converted it 10 years ago (property was built 15 -20 years ago). The estate agent confirmed that the owners would put up and pay for an indemnity insurance to cover any future problems if it would help the sale, although up to now no probs have been experienced.

My query is three fold.
1) would it be difficult to get retrospective building regs / planning consent?
2) would getting this increase the value of the property?
3) what sort of things should we be looking out for?

Any advice you can offer would be great.

Strapped

If it has been up so long, then the authorities can't now take enforcement action to make you take it down but the important thing for you, living in it, is whether it's safe - bathrooms in lofts have been known to fall through floors So if I were in your shoes, I would get it carefully surveyed to assess this. Assuming it's safe, I wouldn't let the lack of PP bother me so long as I was getting that extra bedroom on the cheap.

Biggie

agreed with above also if you don't have all the consents then don't pay 4 bed prices, though it will add some value to the house and centainly makes it more sellable.

I believe you may be able to get consent and buiding regs but they normally want to see some of the building work in certain stages i.e exposed joists to ensure they have been fire guarded.

In addition for it to become an official 4 bed you may need to make certain changes to obtain building regs. Mains installed fire dectors, fire doors and may be even some structrual changes.

I'm sure someone more knowlegable will come along to advice against build regs and implications.

Also consider:
You will also need to inform insurance company and council will want to acess the house for council tax banding.

robbiebd

So I suppose I need to weigh up the pros of getting the retro planning and maybe increasing the value through an extra 'official bedroom', and the extra council tax, upgrading to conform to bigger property band etc.

I guess the first step is to get a very thorough survey before proceeding any further.

If I understand correctly, the council tax banding would only change if it was an official 4th bedroom?

zfrl

It is the building regs not the planning that will be difficult. I know someone who had done all the work then building regs said a fire door was needed at the bottom of the stairs - this meant the stairs had to be so steep they were impossible to use!

Speak to someone at the council to find out more before you commit yourself.

busy_b

As long as the seller pays for the indemnity insurance I wouldn't be too concerned if it's been up that long. Especially if you intend to stay in the property for many years. (Rules change all the time....)

We purchased a property that had a shower room, conservatory and play room all without building regs and planning permission but it was priced well and we got more for our money and saved on the council tax.

If it's priced right and you take your solicitors advise, all should be well!