Buying a house with a garage converted to bedroom that doesn't have building regs certification

AdrianC

"Hello, I've just bought 14 Acacia Avenue, and I'm asking about previous BR sign-off. My name...? No, that's... umm... not important."

I don't think anonymity is going to work, do you?

silvercar

We have a room that was once a garage. I suspect a conversion done on the cheap. We have rewired and had insulated boarding put throughout. Also had a proper roof and double glazed windows put in. It is still the coldest room in the house by a long way.

davidmcn

Phase66 said:

Should I get this confirmed with a solicitor or does anyone have a link to some kind of building regs statute of limitations at all?

Your solicitor will advise you on this anyway, part of the job is covering off any alterations which might have required consent.

in_my_wellies

silvercar said:

We have a room that was once a garage. I suspect a conversion done on the cheap. We have rewired and had insulated boarding put throughout. Also had a proper roof and double glazed windows put in. It is still the coldest room in the house by a long way.

Whilst doing all that you should have added a radiator 

lincroft1710

Phase66 said:

So hopefully @AdrianC you are right about the council having no say over the lack of planning permission or BRs. Should I get this confirmed with a solicitor or does anyone have a link to some kind of building regs statute of limitations at all?

The council won't give a flying duck! It would be more trouble for them than it is worth.

Phase66

Ok Building Control got back to me:

"Usually in these instances a Regularisation application would be invited in order that you can obtain a Regularisation Certificate.

There is a fee to pay for this which would be based on the cost of the works.  It might be in your interest if you do decide to buy this property, as it could affect yourself if and when you decide to sell the property in the future."

I then asked how much the fee would be:

"Normally for garage conversions like the one you have stated, the estimated cost of works is between £2,500 to £5,000, with this in mind the Regularisation fee would be either £273.00 or £360.50, depending on which category it falls in on our charges schedule."

Thanks for all your help. I'm going ahead with the purchase and will go through the Regularisation process once in. At this point I feel there is little chance of being told to put it back to a garage and as I'm planning to re-insulate it all anyway then no sweat.

Thanks for all your comments

Cheers

Rich

eddddy

Phase66 said:

Ok Building Control got back to me:

So did you mention the address of the property - or did you just make a general enquiry?

If you mentioned the address, it might now make getting a mortgage more complicated.

[Deleted User]

I have a double attached garage - but its not integrated. We made a room out of 17x12 and left 5x17 at the front for storage, with existing garage doors. We did this 20 years ago. Its just a sports room and always a “temporary” change.

That bloomin room is soooooo cold ! Ive just got quotes to do it properly with the upstairs converted to a bedroom, with window, proper stairs and downstairs all ripped out and properly done. About £26k which will be with full BR and PP - so isnt so terrible as it has a quadruple drive in front. 

snowcat75

Phase66 said:

Ok Building Control got back to me:

"Usually in these instances a Regularisation application would be invited in order that you can obtain a Regularisation Certificate.

There is a fee to pay for this which would be based on the cost of the works.  It might be in your interest if you do decide to buy this property, as it could affect yourself if and when you decide to sell the property in the future."

I then asked how much the fee would be:

"Normally for garage conversions like the one you have stated, the estimated cost of works is between £2,500 to £5,000, with this in mind the Regularisation fee would be either £273.00 or £360.50, depending on which category it falls in on our charges schedule."

Thanks for all your help. I'm going ahead with the purchase and will go through the Regularisation process once in. At this point I feel there is little chance of being told to put it back to a garage and as I'm planning to re-insulate it all anyway then no sweat.

Thanks for all your comments

Cheers

Rich

Regulisation is likely to open up a can of worms, Its the equivalent of inviting the vampires in, Its why most solicitors will advise against it on anything over 10 years old and also closes down all other options..... I seldom doubt it will stop with just insulation 150 + 75 mm over the rafters (often impractical to keep the headlight) It will also be footings/oversite, screed, Part K electrics (which may need a consumer unit upgrade) structural calks the list is endless.

Quite probably it will end up being cheaper to knock down and start again.

Jeepers_Creepers

Phase66 said:

Ok Building Control got back to me:

"Usually in these instances a Regularisation application would be invited in order that you can obtain a Regularisation Certificate.

There is a fee to pay for this which would be based on the cost of the works.  It might be in your interest if you do decide to buy this property, as it could affect yourself if and when you decide to sell the property in the future."

I then asked how much the fee would be:

"Normally for garage conversions like the one you have stated, the estimated cost of works is between £2,500 to £5,000, with this in mind the Regularisation fee would be either £273.00 or £360.50, depending on which category it falls in on our charges schedule."

Thanks for all your help. I'm going ahead with the purchase and will go through the Regularisation process once in. At this point I feel there is little chance of being told to put it back to a garage and as I'm planning to re-insulate it all anyway then no sweat.

Thanks for all your comments

Cheers

Rich

As I understand it, there is no chance they can now make you return it to a garage - too much time has elapsed to enforce lack of Planning Permission.

Instead, 'regulation' covers 'building control' - ie that it has been converted to the required standards (insulation, wiring, anything structural, etc) - and they will either check the existing conversion to ensure compliance (which I'd have thought would involve some way of confirming the insulation used - ie mildly 'destructive' checking...) or else simply state what requirements they now insist on and you then need to show it's been done.

Personally, I don't think I'd bother. How long are you planning to live there? By the time you come to sell, chances are it'll be immaterial. If you find the room is actually comfortable, easy to heat and doesn't have signs of damp, what else do you want?!

I'm surprised at some folks' experience of how cold they've found converted garages - I converted our attached (stuck on the side) garage around 18 years ago, battening, infilling and overcovering the single block wall with insulated plasterboard, and ditto on the ceiling. It's actually now the easiest room in the house to warm - largely due to not having draughty floorboards with a void underneath like the rest of the house... :-(