Garage conversion with no building regs certificate

Kyrae

user1977 said:

Kyrae said:

Just spoke to our insurance company and they said they will still insure the house but if anything happens in that room, burst pipes and leaks etc they wouldn't pay out

On what basis? I've never seen an insurance proposal form asking for detail about insulation etc. I suspect you were talking to somebody who doesn't really understand how these things work. The insurers take on the risk of your pipes freezing - that's the whole point!

They said if the converted room doesn't have building regulations then they won't pay out for any problems in that room, I suppose it'd be the same for an extension with no building regulations. They cover the rooms that were built properly and any problems in those rooms, just not the part with no building regulations. That's what LV said anyway 

user1977

Kyrae said:

user1977 said:

Kyrae said:

Just spoke to our insurance company and they said they will still insure the house but if anything happens in that room, burst pipes and leaks etc they wouldn't pay out

On what basis? I've never seen an insurance proposal form asking for detail about insulation etc. I suspect you were talking to somebody who doesn't really understand how these things work. The insurers take on the risk of your pipes freezing - that's the whole point!

They said if the converted room doesn't have building regulations then they won't pay out for any problems in that room, I suppose it'd be the same for an extension with no building regulations. They cover the rooms that were built properly and any problems in those rooms, just not the part with no building regulations. That's what LV said anyway 

It's complete nonsense. Lack of building regulations does not invalidate buildings insurance - otherwise a huge proportion of homes wouldn't be insured. Try finding such a clause in any insurance policy.

Kyrae

Thrugelmir said:

Kyrae said:

Starting to wonder if our conveyancer has our best interests at heart 

Not their role to advise. The conveyancers are simply handling the "paperwork". They will never visit the property. You are the ones buying it. You need to weigh matters up for yourselves. Now that the facts have come to light. 

Thanks, this is very helpful, we wondered if they could give advice or not, guess we will have to read up about it more ourselves and make the decision

Doozergirl

user1977 said:

Kyrae said:

user1977 said:

Kyrae said:

Just spoke to our insurance company and they said they will still insure the house but if anything happens in that room, burst pipes and leaks etc they wouldn't pay out

On what basis? I've never seen an insurance proposal form asking for detail about insulation etc. I suspect you were talking to somebody who doesn't really understand how these things work. The insurers take on the risk of your pipes freezing - that's the whole point!

They said if the converted room doesn't have building regulations then they won't pay out for any problems in that room, I suppose it'd be the same for an extension with no building regulations. They cover the rooms that were built properly and any problems in those rooms, just not the part with no building regulations. That's what LV said anyway 

It's complete nonsense. Lack of building regulations does not invalidate buildings insurance - otherwise a huge proportion of homes wouldn't be insured. Try finding such a clause in any insurance policy.

This, plus no pipework inside a house is subject to building regulations approval! 

There is no requirement to do anything other than make sure the waste discharges ultimately to the correct drain, but there's no inspection for it unless you start digging a new drain outside.  

Kyrae

Thanks for the replies about the insurance, might have to shop around a bit and see what other companies say!!

canaldumidi

Kyrae said:

Thanks for the replies about the insurance, might have to shop around a bit and see what other companies say!!

* If you start asking insurers questions about this, you'll simplyopen a can of worms. Customer advisers in call centres won't have a clue, might make a guess (erring on the side of caution) or might refer the Q upwards. Don't do it. There are thousands of insured properties that don't hve BRs. It's not on any of the application forms questions, and it's not on any of the policy documents. If you really want to investigate, read the policy document and look for 'exclusion' clauses. I'll lay money you won't find it there. Ignore.

* local authoriy won't enforce BR after all this time, so forget indemnity insurance.

* sometimes mortage lenders insist on indemnity insurance anyway, if this is brought to their attention by their Valuer or solicitor or borrower. Your solicitor seems laid back about it, and their valuer seems to have said nothing, so that just leaves you. Ring them up, open pandora's box, and watch your mortgage offer get complicated or vanish! Or keep schtum.

* the only issue is ... life in a cowboy-conversion. The sellers used it as a utility room so were not concernd about a bit of damp or chill. Up to you if you are happy with that.

Drawingaline

We bought a house with a garage conversion and no paperwork. However it is an integral garage and has a bit left for storage so no windows. The doors are fire doors and it didn't feel or smell damp (house was empty) we agreed to indemnity insurance and went for it.

We are using it for our teen daughters bedroom. She has two electric heaters and although it can get quite cold there has been no damp at all. She is happy to have a nice big bedroom away from everyone else. 

Only you can decide if you want to take the risk.

Mark_Michalowski

As many posters have already said, drawing it to the attention of your insurance company when they haven't specifically asked questions about it, is opening a can of worms.

My advice would be to use the garage/extension/whatever as "a room with some limitations", and then work within those limitations: ie if it feels damp over the winter, don't use it as a bedroom or lounge - use it for storage or as a laundry room or a workshop.

And then get in a builder to look at it and to advise you on what needs to be done to it in order to turn it into something different - a second lounge or a kitchen off-shoot or whatever. If the cost of upgrading it is acceptable to you, have the work done in accordance with current building regs, keep the paperwork, and let your insurance company know so that, should there be any problems further down the line, you're covered.

Hope it all works out well

Mxx

Doozergirl

Drawingaline said:

We bought a house with a garage conversion and no paperwork. However it is an integral garage and has a bit left for storage so no windows. The doors are fire doors and it didn't feel or smell damp (house was empty) we agreed to indemnity insurance and went for it.

We are using it for our teen daughters bedroom. She has two electric heaters and although it can get quite cold there has been no damp at all. She is happy to have a nice big bedroom away from everyone else. 

Only you can decide if you want to take the risk.

You have your teenage daughter in a room with no windows?!  

In a room where the electrics haven't been tested, presumably, and two plug in heaters? 

Kyrae

Thanks for the replies everyone, unfortunately for the house to work for us we'd have to use the converted garage as the dining room / somewhere to keep our books (it was described as a dining room on the estate agent listing) as it's a small house and there's nowhere else to put them! When I contacted the insurance company I didn't give any personal details etc it was just a casual call to customer services so no can of worms opened there fortunately  

Think we'll remain cautious, see if the sellers are willing to do regularisation through the council to get it signed off now, and if not will have to do a lot of thinking over whether we are happy to buy it and pay to get it regularised ourselves once we move in and potentially have to get it converted again and properly this time.