Two storey extension- no building regs

ripley81

I just viewed the online plans for the extension and although the garage was originally due to be demolished, they have built on top of it and extended behind it (2 storey). This change was notified to the council but now I’m wondering about foundations - although I assume they would’ve been dug as deep as the house, as the garage was attached? 

The plans were for the garage to remain but they part converted it into a storeroom ( no windows). The outside wall was also supposed to be of the same existing materials, but it’s just concrete block (I’m assuming because no person can get through the gap to render it). Is this a problem re planning permission? The extension is also right on the boundary (it replaces the boundary wall so there now is none). Party wall disputes? 

I’m thinking I’m going to have a problem selling this on (this house is a stepping stone ) and all I have is the vendors word. The vendors aren’t bending over backwards to allay my fears.  

I am a risk taker but trying to be sensible for once as I lost so much on my last purchase. 

snowcat75

Mickey666 said:

snowcat75 said:

AskAsk said:

snowcat75 said:

AskAsk said:

DoaM said:

AskAsk said:

we had the same problem on our house when we bought it.  the sellers had a single storey extension done and they didn't have the building regulations sign off certificate.  we insisted that this was done before we complete the purchase as we didn't like the idea of an indeminity.  the sellers got the certificate, as apparently it was available but the council didn't put it on the website or gave it to the owners.  or maybe the owners forgotten about it.
you can buy the property without the certificate, but you would need to get it certified once you have bought it and that may cost a lot of money.

Why?

you can apparently get an indemnity policy but that doesn't protect you if the house fall over.  the building regulations are there for a purpose, to make sure that it is built safely and so unless this is signed off, you won't be able to know if it was built safely or correctly.  also the indemnity policy would only protect you if the council goes after you, not if the building fell over and damaged other people's property or injured/killed someone, even yourself or your family.  a bit of a OTT scenario, but it is not impossible.

This is somewhat of a misconception some building regs are to do with structure some are just bits of paperwork, Corners are cut with or without building regs and just how much checking do you believe goes on in the 30 minutes total time the average inspector looks an extension? , Iv know cowboy builders to chuck 400mm of dirt back into footings once inspected to save a few quid on concreate, keep the inspector busy so they only look at the one room where they've put the correct amount of knoggins in the floor, or put the correct thickness of insulation in what can be seen then then skimped on the rest. 

BUT most importantly why is the matter so important that one section meets current regs and the rest of the house doesnt or ever will? 
People live in houses (and pay a premium ) that are century's old, and were built with timber that was found on the shoreline....
The important part is the quality of what's been built , and time and time again buyers become fixated  with council beurocracy  over the really important issues. 

the building regulations that i have experienced are all to do with structure and safety, like the electrics safety certificate, the double glazed windows, the fire protection for the building, the drainage and soil.  they can't regulate old buildings but they can new building work, and as long as there is a record on file that such work had been done, there may always be come back from buying a property without the final inspection and sign off.

it depends on what work had been done, but in this case a two storey structure had been built, so a significant build had been done, the council is aware of the work, so i would be uncormfortable buying the property on indemnity alone, and i would want to get that certification or if not, get the indemnity and also get a full valuation report to make sure there is no structural issue with the extension.

EPC/SAPs ,water usage calks, disabled access (removed most of the time) have little to do with safety or structure but are often priototised by BC over inspection.

electrical compliance only came in 2005 and wasn't notifiable to BC until 2013, Fensa was 2002 and  isn't necessary when being built under BC, so in this instance most of doesnt exist.

BR are only enforceable within 12 months so the council isnt going to care, but more importantly Regs from the Mid 2000snds would not meet compliance today anyhow.

But if that's not enough perspective I converted this from 2016-18.....

BC inspected a total of 4 times, 
The drains were checked from 50' away,
The section of wall rebuilt was done so because it had no footing (BC never even knew)
The steels that were added and the new As I put in should have had a request for there EN1090 certs (my trade) BC hadnt even know what 1090 was.
The staircase I made were never checked to be within part K compliance.
The sparky despite issuing a compliance cert and testing , hadn't tightened a N tail on the main ring so I had an MCB fault.
escape windows upstairs were never measured in height, and actually I never had inspector on the scaffolding at all.....
The list is endless of things BC didn't do along with the pointless things they did,  and having something built to a bare minim standard  doesnt make a decent build, I always use new builds as an example tick all the boxes for compliance but will be the slums of the future once the warranty runs out. 
 

Nice project!

As you so rightly say: The list is endless of things BC didn't do along with the pointless things they did,  and having something built to a bare minim standard  doesnt make a decent build, I always use new builds as an example tick all the boxes for compliance but will be the slums of the future once the warranty runs out.

Sadly these days, people seem to put more store on pieces of paper than the fundamental quality of the building construction.  Sign of the times I suppose

Thanks although it didn't seem so nice at times! now though with just garden tinkering and plans for a garage etc there's not masses to do although I do keep looking at plots with PP for barn conversions although I thin 1 more would probably end me in the divorce courts!.
As you say paper trails are defiantly signs of the times, I don't feel standards have improved with it though, there is some terrible work signed off or self certed.... 

snowcat75

ripley81 said:

I just viewed the online plans for the extension and although the garage was originally due to be demolished, they have built on top of it and extended behind it (2 storey). This change was notified to the council but now I’m wondering about foundations - although I assume they would’ve been dug as deep as the house, as the garage was attached? 

The plans were for the garage to remain but they part converted it into a storeroom ( no windows). The outside wall was also supposed to be of the same existing materials, but it’s just concrete block (I’m assuming because no person can get through the gap to render it). Is this a problem re planning permission? The extension is also right on the boundary (it replaces the boundary wall so there now is none). Party wall disputes? 

I’m thinking I’m going to have a problem selling this on (this house is a stepping stone ) and all I have is the vendors word. The vendors aren’t bending over backwards to allay my fears.  

I am a risk taker but trying to be sensible for once as I lost so much on my last purchase. 

IN the eyes of any permissions, then there would be nothing that could be done in terms of enforcement breach of planning 4 years BR 1-2 years....so any legality issues have long passed.

But I think your answering your own questions, irrespective of paperwork, the finish isn't great, rear wall was stuck too far on the boundary to be also finished, its not a house that sounds like its either in a unique location, or a unique property or that you have plans to make a long term home.

I'm also guessing there's a whole host of similar property's that are continually on the market, so in this case if your guts telling you not to buy then follow it.