Extension without planning permission

rossitek

Hello,

I'm considering buying an house which has a loft extension without planning permission built over 15 years ago. Assuming the seller buys indemnity insurance, what are the risks for me? Do I have any restriction renovating the house? E.g. The floor joists haven't been replaced according to structural engineer calculation. If I want to replace the joists, am I allowed to do so?

Thanks.

grumbler

I would just consider this part of the house as an ordinary (inhabitable) loft, not as a loft conversion, and priced the house accordingly. A proper conversion is expensive.

What do you mean by "structural engineer calculation"?. Was there any project that wasn't followed? Is the problem with the joists the only one?

And I'm not sure whether a conversion needs a planing permission. What it certainly needs in the first place is building control supervision and signing off.

rossitek

The loft exceeds the height of the original roof so planning permission was required. I'm trying to understand if I would be able to make it habitable in the future (e.g. replace joists to support ceiling, insulate roof, etc.) which would basically mean rebuild the extension. Can the council tell me: since you're rebuilding it, restore it as it was supposed to be?

Section62

rossitek said:

The loft exceeds the height of the original roof so planning permission was required. I'm trying to understand if I would be able to make it habitable in the future (e.g. replace joists to support ceiling, insulate roof, etc.) which would basically mean rebuild the extension. Can the council tell me: since you're rebuilding it, restore it as it was supposed to be?

If you make alterations now (e.g. new floor/ceiling structure, different insulation) then you have to follow the rules regarding notification/approval which apply now.  If you are 'rebuilding' the loft extension then again, you need to follow the applicable notification/approval process.  You also wouldn't be able to rely on the existing/proposed indemnity insurance.

Unless it is a listed building the council won't be able to make you restore things to how they were 15+ years ago.  However, all work you do now has to be compliant with the regs, so if defective work was carried out 15 years ago then that might have to be sorted now, to get sign off for the new work.  E.g. if the conversion removed elements of the original roof structure leaving it too weak to support the roof covering, then replacement of the roof covering may require rectification of the defective roof structure, even if you weren't planning to do that.

macman

Were RSJ's inserted to support the floor when the conversion was done? That is the most important task from a structural point of view.
Does it have Building Control approval?
There is no point in worrying about PP 15 years after the event, as any breach is long beyond enforcement. it's the structural integrity that should concern you.