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 Submitted Full Plans Application which is now outdated.

DOH_a

I remember a long time ago Building Control would state it would only be classed a conversion if there was to be a fixed staircase. If a loft ladder/hatch was the only way in, then it’s just a glorified storage room. But I’ve had other Building Control authorities state any ‘upgrade’ works to a loft would be considered to be a conversion and would be required to comply with all the BR’s.

Paddyone

Hi,
I think I will contact the roofer to recommend a contractor to re-submit another BR application- Regularisation Certificate, take the hit of the added 50% slap on the hand for my trouble. I am hoping £900 for the application and a further £400'ish to cover the inspection drawings, details and calculations, that the potential opening up to inspect will be minimum and pray that the fifteen-year playback rule applies to the roof insulation otherwise the stairs can't be fitted (not 1.9 to 2m ceiling height).

I would probably be looking at £900'ish for stairs with winder; £2,500 for completion including interlinked fire detectors in each room to allow us to keep the original doors; electric inspection with a certificate as my brother fit ours a few years ago, a plumber to fit the radiator and the pipes are already placed ready for connection, plasterer to skim. Hopefully, gain a completion certificate.

If I don't gain the Completion Certificate then at least everything has been safety inspected, therefore, we would keep whatever paperwork the building inspector provides for future homeowners. I would expect the paperwork to state what needs completing to bring it to standards and can only foresee the roof insulation being the problem if there is one. Then I will have a steel in-keeping spiral staircase fitted to accomplish a posh glorified storage room (For sale, 3-bed property with glorified loft storage). 

Does this approach make sense? Can anyone see any future issues with a sale now? What paperwork will I be left with?
Thank you

Freecall

As you have paid the fee for the full-plans application, I would still ask for a BCO visit. 

If the BCO wants some remedial work they will say so, there is no real reason to make (and pay for) a separate application.  Five years to complete a domestic project is really not that uncommon, I have known DIY'ers take more than 20 years - yes really!

DOH_a

BC will not inspect on an expired application so the OP would have to submit a Regularisation application. It would be different if the works started and were inspected within three years in order to avoid a Section 32 being issued.

Just going back to the OP’s original post... you said in ‘late’ 2018 your financial situation changed and you decided to get people in to get on with the works. But then you went on to say in January 2018 the works had started. Did you mean January 2019?

Paddyone

This is a positive response however the  Full Plans Application states "The approval lasts for three years, within which time the building work must commence, or a fresh application will be required. This can be very important given the speed at which the regulations change, meaning that a building which has been approved but where construction has not begun, may need to be re-designed to satisfy the new regulations. 

Once the construction works have commenced, and the building inspector has undertaken a commencement inspection then the approval lasts indefinitely. 

We didn't give two days notice or inform them that the work had commenced, in fact we've never been in touch since the application was granted. Does your comment regarding time scale still apply? 

Thanks

DOH_a

I went back, edited and added slightly more to my post. What you stated is 100% correct and if after three years, the works have not started and BC have not been out to inspect, the application expires and you’d have to re-apply.

Paddyone

Hi, I altered the timeline. The work was completed in 2018 and even that dragged on, sorry for the confusion.

Thank you for all the advice on here and it is all clearer now.