Removal of internal wall - building regs?

DrEmma

Hi, I’m looking for some advice if possible. About 8y ago, a builder partially removed what he claimed was a non-load bearing wall and told us we didn’t need building regs or council permission. The solid wall formed part of a cupboard (underneath the stairs) that opened into the kitchen - part of the wall (less than 2m) was removed to make the kitchen a little longer. Long story short, the ceiling above the wall has been partly opened as we were planning an extension & the architect wanted to see what supports were in place - however, we have now decided that we want to sell our property. We are now concerned that the previous work should have been signed off - we were naive first time buyers who trusted the builder. We would like to avoid any potential issues when we sell so wonder what our next steps should be. Should we ask a structural engineer to assess the work & provide advice on remedial works / next steps? Or should we go straight to the council?

Many thanks for any guidance provided.

Soot2006

Definitely don't go to the council. If it all seems safe after 8 years then it's probably fine, and up to the buyers to make their checks (or request structural survey if it's a deal breaker). I had this with a chimney breast that we removed without building reg. Had sleepless nights over it. Was honest on all the form: yes to structural alteration during our ownership, no to building regulation sign-off. Kept imagining that we'd have to rip everything up to check the supports, etc.  FTB sent their surveyor round who had a good poke around the area including in the loft, asked a few questions. Next thing I knew we were asked to pay for indemnity insurance against action by the council (even though the work was 7 years old) and that was that.

DrEmma

Soot2006 said:

Definitely don't go to the council. If it all seems safe after 8 years then it's probably fine, and up to the buyers to make their checks (or request structural survey if it's a deal breaker). I had this with a chimney breast that we removed without building reg. Had sleepless nights over it. Was honest on all the form: yes to structural alteration during our ownership, no to building regulation sign-off. Kept imagining that we'd have to rip everything up to check the supports, etc.  FTB sent their surveyor round who had a good poke around the area including in the loft, asked a few questions. Next thing I knew we were asked to pay for indemnity insurance against action by the council (even though the work was 7 years old) and that was that.

Thanks for your quick reply - we will be honest with our solicitor (I’m already losing sleep over the issue) so wondered whether we should proactively investigate. FYI, we have noticed no issues (cracks etc). Even though we have decided to sell, we have left the hole that the engineer created so I guess any issues will be easily picked up by a survey. We’ll hang fire then - maybe the survey won’t reveal any structural issues. If it does, we would happily bear the cost of rectifying the works. 

Thanks again

Soot2006

No worries -  I find selling a lot more stressful than buying!

The reason you don't want to contact the council is that you then couldn't get indemnity insurance, or something like that. Our solicitor told us not to contact them under any circumstance. All that said, when I was panicking and looking into structural survey PLUS putting right the worst case scenario of a bad job (which was definitely not our case), it wasn't as extortionate as I imagined either ... Our imagines can run wild when we're stressed.

Good luck with the sale!

DrEmma

Soot2006 said:

No worries -  I find selling a lot more stressful than buying!

The reason you don't want to contact the council is that you then couldn't get indemnity insurance, or something like that. Our solicitor told us not to contact them under any circumstance. All that said, when I was panicking and looking into structural survey PLUS putting right the worst case scenario of a bad job (which was definitely not our case), it wasn't as extortionate as I imagined either ... Our imagines can run wild when we're stressed.

Good luck with the sale!

That’s put my mind at rest - thanks again!