Does extension at back requires building control or completion cert?

J41721

I viewed a house, it has a small extension off the kitchen as a breakfast room (2.6m * 2.4m)  and a loft conversion

I search the council website and there is only a building control for loft conversion, with status building work complete

Does it mean it is missing one?

How could it be retrospectively applied?

Slithery

How old is the extension?

Why aren't you worried about the completion certificate for the rest of the property?

FreeBear

Any building work subject to Building Regulations requires a completion certificate - For minor works such as new windows/doors or gas boiler, the tradesperson can self certify and submit copies to the local council.

Your extension would have needed regular inspection and sign off by Building Control as it does not fall within the definition of "minor works". What is involved in getting retrospective sign off depends on how long ago the work was done, whether BC had made any site visits (and have records), and the quality of the work. They may take one look at it and say "sure, no problem", or they could want invasive inspections to check suitability of steels, insulation, fireproofing, and so on.

The vendors may offer an indemnity insurance policy to cover you from council enforcement action. It won't cover for shoddy work.

J41721

Slithery said:

How old is the extension?

Why aren't you worried about the completion certificate for the rest of the property?

The property is a 1900 

Not sure how old the extension, will try to find out.  Does it make a difference?

J41721

FreeBear said:

Any building work subject to Building Regulations requires a completion certificate - For minor works such as new windows/doors or gas boiler, the tradesperson can self certify and submit copies to the local council.

Your extension would have needed regular inspection and sign off by Building Control as it does not fall within the definition of "minor works". What is involved in getting retrospective sign off depends on how long ago the work was done, whether BC had made any site visits (and have records), and the quality of the work. They may take one look at it and say "sure, no problem", or they could want invasive inspections to check suitability of steels, insulation, fireproofing, and so on.

The vendors may offer an indemnity insurance policy to cover you from council enforcement action. It won't cover for shoddy work.

My offer got accepted.
For Building control, should I ask  my solicitor or surveyor  to check?  What else should I need to do ?

No41edwardianhouse

J41721 said:

FreeBear said:

Any building work subject to Building Regulations requires a completion certificate - For minor works such as new windows/doors or gas boiler, the tradesperson can self certify and submit copies to the local council.

Your extension would have needed regular inspection and sign off by Building Control as it does not fall within the definition of "minor works". What is involved in getting retrospective sign off depends on how long ago the work was done, whether BC had made any site visits (and have records), and the quality of the work. They may take one look at it and say "sure, no problem", or they could want invasive inspections to check suitability of steels, insulation, fireproofing, and so on.

The vendors may offer an indemnity insurance policy to cover you from council enforcement action. It won't cover for shoddy work.

My offer got accepted.
For Building control, should I ask  my solicitor or surveyor  to check?  What else should I need to do ?

It should be part of your solicitors enquiries. We are going through the same situation. For us, an indemnity insurance will be needed. 

canaldumidi

J41721 said:

Slithery said:

How old is the extension?

Why aren't you worried about the completion certificate for the rest of the property?

The property is a 1900 

Not sure how old the extension, will try to find out.  Does it make a difference?

Yes.

The local council can only enforce Building Regs for 2 years from completion of the work, so after that concern about enforcement is misplaced and indemnity insurance pretty pointless.

That of course does not take away the possibility that an extension without building regs might be jerry-built by cowboys. But a) if it was 5+ years old and has not fallen down that's a good sign (!) and b) a survey should put your mind at ease (or not).

J41721

No41edwardianhouse said:

J41721 said:

FreeBear said:

Any building work subject to Building Regulations requires a completion certificate - For minor works such as new windows/doors or gas boiler, the tradesperson can self certify and submit copies to the local council.

Your extension would have needed regular inspection and sign off by Building Control as it does not fall within the definition of "minor works". What is involved in getting retrospective sign off depends on how long ago the work was done, whether BC had made any site visits (and have records), and the quality of the work. They may take one look at it and say "sure, no problem", or they could want invasive inspections to check suitability of steels, insulation, fireproofing, and so on.

The vendors may offer an indemnity insurance policy to cover you from council enforcement action. It won't cover for shoddy work.

My offer got accepted.
For Building control, should I ask  my solicitor or surveyor  to check?  What else should I need to do ?

It should be part of your solicitors enquiries. We are going through the same situation. For us, an indemnity insurance will be needed. 

If need to retrospective sign off, what's the procedure?  is it contacting the council ?  Do I need to find an agent / builder / archtiect to help doing that?

user1977

J41721 said:

No41edwardianhouse said:

J41721 said:

FreeBear said:

Any building work subject to Building Regulations requires a completion certificate - For minor works such as new windows/doors or gas boiler, the tradesperson can self certify and submit copies to the local council.

Your extension would have needed regular inspection and sign off by Building Control as it does not fall within the definition of "minor works". What is involved in getting retrospective sign off depends on how long ago the work was done, whether BC had made any site visits (and have records), and the quality of the work. They may take one look at it and say "sure, no problem", or they could want invasive inspections to check suitability of steels, insulation, fireproofing, and so on.

The vendors may offer an indemnity insurance policy to cover you from council enforcement action. It won't cover for shoddy work.

My offer got accepted.
For Building control, should I ask  my solicitor or surveyor  to check?  What else should I need to do ?

It should be part of your solicitors enquiries. We are going through the same situation. For us, an indemnity insurance will be needed. 

If need to retrospective sign off, what's the procedure?  is it contacting the council ?  Do I need to find an agent / builder / archtiect to help doing that?

If the vendor agrees to that then generally it's them who would organise it. But it isn't the normal solution.

J41721

user1977 said:

J41721 said:

No41edwardianhouse said:

J41721 said:

FreeBear said:

Any building work subject to Building Regulations requires a completion certificate - For minor works such as new windows/doors or gas boiler, the tradesperson can self certify and submit copies to the local council.

Your extension would have needed regular inspection and sign off by Building Control as it does not fall within the definition of "minor works". What is involved in getting retrospective sign off depends on how long ago the work was done, whether BC had made any site visits (and have records), and the quality of the work. They may take one look at it and say "sure, no problem", or they could want invasive inspections to check suitability of steels, insulation, fireproofing, and so on.

The vendors may offer an indemnity insurance policy to cover you from council enforcement action. It won't cover for shoddy work.

My offer got accepted.
For Building control, should I ask  my solicitor or surveyor  to check?  What else should I need to do ?

It should be part of your solicitors enquiries. We are going through the same situation. For us, an indemnity insurance will be needed. 

If need to retrospective sign off, what's the procedure?  is it contacting the council ?  Do I need to find an agent / builder / archtiect to help doing that?

If the vendor agrees to that then generally it's them who would organise it. But it isn't the normal solution.

Prices are rising in my local area, and I have been gazumped before.

I want to close this deal quickly

Given the extension is so small, should I go with idemnity insurance and sort out with the council building control myself?

canaldumidi

J41721 said:

user1977 said:

J41721 said:

No41edwardianhouse said:

J41721 said:

FreeBear said:

Any building work subject to Building Regulations requires a completion certificate - For minor works such as new windows/doors or gas boiler, the tradesperson can self certify and submit copies to the local council.

Your extension would have needed regular inspection and sign off by Building Control as it does not fall within the definition of "minor works". What is involved in getting retrospective sign off depends on how long ago the work was done, whether BC had made any site visits (and have records), and the quality of the work. They may take one look at it and say "sure, no problem", or they could want invasive inspections to check suitability of steels, insulation, fireproofing, and so on.

The vendors may offer an indemnity insurance policy to cover you from council enforcement action. It won't cover for shoddy work.

My offer got accepted.
For Building control, should I ask  my solicitor or surveyor  to check?  What else should I need to do ?

It should be part of your solicitors enquiries. We are going through the same situation. For us, an indemnity insurance will be needed. 

If need to retrospective sign off, what's the procedure?  is it contacting the council ?  Do I need to find an agent / builder / archtiect to help doing that?

If the vendor agrees to that then generally it's them who would organise it. But it isn't the normal solution.

Prices are rising in my local area, and I have been gazumped before.

I want to close this deal quickly

Given the extension is so small, should I go with idemnity insurance and sort out with the council building control myself?

The two are mutually exclusive. The insurance is to pay out if the council become aware and enforce building regs.

If you 'sort out BC yourself' the insurance becomes pointless. Indeed invalid. And of course the risk is that once you ask the council to 'sort out' BC, they might inspect, and then force you to demolish the extension and rebuil it if it does not comply. And since it was you who called them in, your insurance won't cover that cost!