Prevent problems with a future sale. Submitted Full Plans Application which is now outdated.

Paddyone

Please can anyone help?

 

In early 2015, I submitted a “Full Plans Application Loft Conversion with Ensuite” to the Local Authority for approval. The application was inspected and approved.  However, the work didn't start due to a change in financial circumstances. The application expired in 2018.  No Planning Permission was needed.

Later, my financial circumstances changed again so I planned to use various individual professionals to complete a Rooflight Loft Conversion and not a Dormer Loft Conversion with Ensuit as originally planned in the submitted application as the cost was cheaper.  I intend for professionals to follow the original plan as much as possible but understood that the materials and the calculated load would be outdated and not meet the forever changing Building Regulations.

I hope to get a completion certificate or individual certificates for each job as they are completed. I’ve heard negative experiences when selling houses without certificates and don't want any problems if we ever sell in the future.

Later in 2018, the roofer and I  completed works including a reroof, two Keylite windows and roof insulation by following the plan as much as possible. However, the roofer explained that following the submitted plan (which does not state the finished floor to ceiling height) meant that the final ceiling height would be less than 1.9 meters after the rafters had been upgraded with timber attached beneath each one to alter the depth for the recommended insulation. I gave him the go-ahead not to add the extra depth and we completed the roof insulation to best of our ability. This now has 25mm air gap under the breathable membrane, 50mm Kingspan between the rafters, Thick SuperQuilt foil blanket over the rafters, 25mm batten and finally plasterboard. It has not been skimmed.

The Apex beam and purlins have been left exposed to add character.  Is this OK or will it cause problems?

Would the works pass Building Control Inspection if I wanted to gain separate certificates or a full completion certificate if I decided to go down that route? The plasterboard can be easily be unscrewed for inspection.

 In my case, if the plan had been followed by altering the depth of the rafters to fit insulation to the current legislation then the room ceiling height would be too low. This would mean that the stairs could not be fitted therefore we decided that it was not feasible to add insulation to the current legislation or the one that applied in 2015. Now once the loft is skimmed and the suspended floor is fully fitted (mostly completed but nailed down) it will have a finished floor to ceiling height of 1.9 metres sloping and 2 metres in the centre. This will allow for the future staircase to be added when further funds are available.

 

1)     I would appreciate any advice in the area of gaining certificates. Do I need one completion certificate, or can I gain individual certificates from different companies who complete the work? So one for the suspended floor, one for the stairs, one for electrics, one for fire safety, one for plumbing etc. I didn’t get a certificate for the reroof or the insulation.

 

2)     Roof Insulation, I researched insulation and it appears to state if the upgrade is not technically or functionally feasible then it can be upgraded to the best possible standard and that payback of no greater than 15 years can be followed to achieve it. Is this correct? Will this apply to me or will I have problems gaining a certificate or during a future sale.

 Cheers for your time.

 

greatcrested

So have I understood correctly?

1) You have completed a conversion without any valid planning consent?

2) You have completed a conversion without requesting or receiving any Buildings Control inspections or certification?

And now you want to prevent problems with a future sale? Why did you not consider that before starting work, and follow the correct procedure to get the correct paperwork?

AdrianC

So you got PP, but it expired a month or three before you started the work? I wouldn't worry about that.

The problem you'll have is that BR requires inspection at stages, while they can still see what'll later be hidden. You're passed that.

Freecall

Planning consent is not an issue here, PD I assume.

In practice there is no time limit on the Building Control application (although some largely theoretical limits do apply) so provided you have complied with the plans all will be well.

You do however mention a few changes which may only be minor, it depends on the exact circumstances.  As for the insulation, the regulations are not prescriptive of the insulation itself but rather require you to meet an overall standard of thermal efficiency.  Each case is different.

As you have paid for a Full Plans application, why not call the Local Authority and ask for a final inspection.  With any luck you will get a helpful BCO who will tell you if any remedial action needs to be undertaken prior to sign-off.

Things may not be as problematic as you think.

Paddyone

Hi,
No, the work did not start until 2018. I have only had the reroof, insulation and plasterboard completed. I am about to start the wall insulation myself.  The plasterboard can easily be unscrewed. Thanks

Paddyone

Hi I also meant to mention that the Full Plans Application was for a Dormer Loft Conversion with Ensuite.  Thanks

anselld

Planning approval is entirely irrelevant.
You need a Building Control Completion Certificate.  You cannot assemble that from all the individual bits.  You need to notify Building Control and get them to come and make inspections before you get too far.  They are usually helpful and will advise on what you need to do to meet the regulations.

DOH_a

anselld said:

Planning approval is entirely irrelevant.

Not if PD rights have been removed.

I have just come across this thread from the other ‘duplicate’ in another forum section.

The OP mentioned about not starting within three years of the FP application being submitted. Because of that, you’d need to re-apply as Building Control have issued a Section 32 notice.

In terms of the BR rules/regulations, they may not have changed that much (if at all) within those three years so the specifications on the drawings may still be current. If that is the case and you have built to them, then fine but check with Building Control.

To prevent any issues arising in the future if/when you come to sell, you should look to re-submit another BR application. As you’ve already started the work, this would have to be done via a Regularisation Certificate of which the Council would have to deal with and not an Approved Inspector. Once an application has been submitted, Building Control would require drawings, details and calculations of the works in addition to some potential opening up works of the existing structure. Once they’re satisfied, they can issue a Completion Certificate.

Paddyone

DOH.a
Thank you for the kind and informative reply. 

DOH_a

Just thinking about this a little more... does the conversion also comply with the requirements under AD B, i.e. protected stair, fire doors and smoke/heat detection?

Paddyone

DOH.a
We haven't got that far yet. The room isn't in use and is accessed by a loft hatch with a ladder. I would always follow the building regulations and would never risk health and safety. We have had extensions in the past and are proud to have gained LA completion certificates and they have been good and informative experiences. This loft situation has just evolved from a dirty loft that had never been reroofed or under felted in its history. It fell asleep for a while and now I am after advice to steer me in the right direction. It will always be a nice clean room so the expense up to now has been beneficial. Now the extra space isn't actually essential due to children fleeing the nest, my main concern is to prevent any issues arising in the future should we ever want to sell in the future.

So it will be a skylight loft conversion or a very expensive storage room with skylight, power and a loft hatch for access.

In all honesty, I don't want to make a profit but I don't want to overspend if I can't achieve a completion certificate. 
Thank you again.