Does a converted outbuilding need an EPC, planning permission etc?

Section62

ProDave said:

How long before the conversion was done?  It is entirely possible it is long enough that no enforcement action can be taken.

As it sounds like a 'beds in sheds' situation the council may still have enforcement options available to them.  The familiar 12 month rule doesn't apply in some situations, e.g. if the building is defective or dangerous (Sections 76 and 77).

Safely converting the space above a garage into sleeping accommodation is not easy to get right without the correct technical input.  The odds are there may well be an aspect of the conversion that would meet the necessary tests for action under S76.

Generally local authorities are reluctant to prosecute for BR contraventions - but beds in sheds is one area where positive action is more likely, and having advertised this living space through a University approved accomodation website the LL was simply begging the LA to take a harsh line when it came to light.

FreeBear

Section62 said: Generally local authorities are reluctant to prosecute for BR contraventions - but beds in sheds is one area where positive action is more likely, and having advertised this living space through a University approved accomodation website the LL was simply begging the LA to take a harsh line when it came to light.

https://www.google.com/search?q=slum+landlord+bed+in+shed+prosecution - Quite a few hits, and it would appear that London councils in particular are making quite a few prosecutions. Whilst there may be time limits on planning enforcement, there is plenty of other legislation that can be used to shut down some of these rogue landlords.

no_moolah

dimbo61 said:

So is the garage a separate building from the main house ?
Does the tenants have a copy of the EPC ?
Does the tenant have a copy of the EICR ? Electric meter ? Gas meter ?
Gas boiler ? Gas hob ? Gas fire ? 
Gas Safe Certificate ?
What about the appliances ? PAT tested ? 
Finally contact the University Accomodation Office for Help as they can and will inspect the garage if it's an approved University rental.
Fire safety ? Fire blanket, Smoke and CO alarm ( if gas in garage ) 
Turnlocks on exit doors and fire doors/ fire escape route if cars in garage.
Environmental health and Council HMO team for help and advice.
Beds in sheds come to mind

Thank you for this, I think the Uni accomodation office would be a good port of call.

Just in answer to your questions: The garage is a separate building and detached from the house. No EPC, EICR, no PAT tested appliances, no fire safety info or blanket. I personally wouldn't want the task of escaping in the event of fire, given the staircase to get in/out is wooden and above a log store. The rooflights are apparently fairly heavy and there's an obstructive latch so again, I wouldn't want to rely on it.

There is no gas supply so thankfully that isn't a concern. I believe all bills are included, except the wifi.

no_moolah

Thanks Section62, FreeBear. I'm not sure the tenant would want to escalate it that far, but it's very useful to know and might hopefully provide some leverage. I suppose one concern is that some other student will have to put up with it if it's not reported, and not every student knows their rights or where to seek help etc...  Fingers crossed the University can step in at the very least.

Bendy_House

no_moolah said:

Thanks Section62, FreeBear. I'm not sure the tenant would want to escalate it that far, but it's very useful to know and might hopefully provide some leverage. I suppose one concern is that some other student will have to put up with it if it's not reported, and not every student knows their rights or where to seek help etc...  Fingers crossed the University can step in at the very least.

Once your friend is out, they should report this accommodation (if this hasn't already been done as part of the 'leaving' process). This is surely the right thing to do; if the room turns out to be fine, the LL will have no issues.

From what you describe, tho', I suspect they will.

no_moolah

Thanks everyone for your comments. Having thought about this, and being related to the tenant, I'm a bit worried about the potential repurcussions of them threatening to report the landlord while they are still in the property...especially as this guy doesn't seem to play by the rules. I can imagine locks being changed, deposit being withheld etc.

With that said, the tenant can't move out early without giving the landlord a reason to i.e. they've found out about all these safety and non-compliance issues, their deposit is unprotected when it probably should be protected, there are no safety certificates whatsoever, and so on.

Can I ask for opinions on if it would be best to report it to the council ASAP? My thinking is that, if they start looking into it, the tenant can use that as leverage. I could probably contact them to make them aware of the situtation myself, which would save the tenant some stress. Apparently the university office is reluctant to spare any resources to help because they only advertise the property and suggest going to the council as first port of call.

gwynlas

From what you have said this property is unsafe for residential use. I believe you should report it to the council asap. How would you feel if something happened endangering your family member and you were aware of the situation?

no_moolah

gwynlas said:

From what you have said this property is unsafe for residential use. I believe you should report it to the council asap. How would you feel if something happened endangering your family member and you were aware of the situation?

Thank you for this gwynlas, you're absolutely right. I think you said you converted a garage before, so I wondered if I could please put a question to you (or to anyone else on here in the know)? Do you know/remember the minimum thickness for wall/roof insulation in order to make it a habitable space?

I've got from the tenant that the roof insulation on this place is 50mm maximum, probably less, which I can't quite believe but it sounds like it is. As it's a pitched roof there's only about 1ft of vertical "wall" which doesn't sound like its even insulated besides a piece of 25mm board, but without being able to check it myself I can't make a call on that with any certainty. Just helping to put an email together about all this...

FreeBear

no_moolah said: Do you know/remember the minimum thickness for wall/roof insulation in order to make it a habitable space?

Depends on the wall/roof construction, and the type of insulation materials used. But for a single skin brick wall (~100mm), 75mm of Celotex. On the roof, 150mm of Celotex to meet current standards for refurbishment.

25/50mm just doesn't cut it. There are also other measures required such as air tightness (to limit cold draughts) and ventilation to get rid of the damp warm air.

newsgroupmonkey_

no_moolah said:

I can imagine locks being changed, deposit being withheld etc.

I'd suggest to the landlord that they seriously contemplate not doing this.

It's potential prison time.