Which survey for Dormer bungalow?

jaypow

Hi, I'm in the process of buying a dormer bungalow but am unsure about which survey to get? I had decided on a home buyers report but have just read that buildings that have been altered might need a budding survey. I'm not sure when the second floor was added. What would your all suggest? Thanks!

macman

How do you know if it was added at all: it may have been built as a chalet bungalow originally?. Even a structural survey will not reveal if the conversion has been properly done, with RSJ's inserted and properly supported, because it's only a visual survey. You can only establish the structural soundness by removing the upper flooring, which obviously isn't going to be allowed.
Are there records of building regs approval (and PP, if required)?
Why are the vendors unable to give you the basic info-does the work predate their ownership?

Section62

The first thing to do is to find out when the second floor was added and whether it had building regulations approval.

That will give you a guide as to whether you need to be worried about the structure.

jaypow

Ah ok, thanks both.

I've asked my solicitor to do some digging. There is nothing historically on our local council's planning portal. The vendor bought the house as it currently stands in 2006, all they've done is add a conservatory.

It's only the estate agent that's said it was a conversion so I'll find out where they got that information too although from what you've said it might not matter anyway as we won't be ripping the roof off to find out 

Thanks again!

Section62

jaypow said:

It's only the estate agent that's said it was a conversion so I'll find out where they got that information...

It might have been their assumption, but also an experienced eye can sometimes pick up on indications - for example if different materials have been used, the 'fit' of different building components, signs of ageing and wear. Obviously some differences could be for maintenance/repair reasons, but a certain combination of factors can often give a pretty good indication one way or another.

With something like a loft conversion the external signs will be how the dormers (or roof windows) sit on the roof, if the tiles/slates exactly match, are the windows the same as those on the rest of the house.  Internally the stairs often give a very good indication of whether they were planned as part of the original build, or added later in a sub-optimal way.