Surveyor says that stairs to loft conversion don't meet building regs - what do I do?

Emuchops

I am buying a house where the loft has been converted. On viewing the property I noted that the stairs to the loft were very steep, almost like climbing a ladder, but didn't think anything of it. I've just had the survey and it states that the stairs do not comply with building regs. I'm sure that the present owners did the conversion and fitted the stairs - they have lived there for 6 years so the conversion is fairly new. If I continue with the purchase I'm guessing I'll inherit the issue - and possibly invalidate any buildings insurance. I'm a cash buyer, so no mortgage company involvement. If anyone could give me some advice I'd really appreciate it. Thanks.

jonnydeppiwish!

I take it that the room is not being sold as a bedroom? If it is, have you asked the vendors for building control sign off?
Likely they don’t have it, so then it’s an issue for whether you are happy with them or not.

user1977

No, it won't invalidate buildings insurance. Though the insurance isn't going to pay for fixing any defects in the construction.

What's in the loft? What else was done other than putting the stairs in? If those weren't done properly then you also want to think about strength of the roof / floor, insulation, fire safety etc. 

Emuchops

The loft is being used as an office and was not listed as a bedroom on the house details from the agent. The loft itself looks to be a very nice conversion - the house owner is in construction and did most of the work himself. The survey for the rest of the house is very good. My understanding (only having read up this afternoon since receiving the survey) is that whatever the loft is being used for, the stairs to it must comply with building regs? But perhaps I'm wrong.

macman

In the absence of BC paperwork, no way to know whether the floor is strong enough without ripping it all out to see if they have put RSJ's in. No standard survey can tell, as it's concealed. If they're absent, you can only safely use it as storage space, and, when you resell it, it can't be marketed as a bedroom. and the price should reflect that.
Is it being marketed as a proper loft conversion, for use as living space?
What do you want to use the loft for?

Emuchops

On the property details from the agent it's referred to as a 'loft room currently being used as an office', which is what I'd use it for, and perhaps watching TV etc. So if I asked them for Building Regulations Approval and a Certificate of Completion, and they don't have that ....I'm guessing that's not good. 

Section62

Emuchops said:

The loft is being used as an office and was not listed as a bedroom on the house details from the agent. The loft itself looks to be a very nice conversion - the house owner is in construction and did most of the work himself. The survey for the rest of the house is very good. My understanding (only having read up this afternoon since receiving the survey) is that whatever the loft is being used for, the stairs to it must comply with building regs? But perhaps I'm wrong.

People who work in construction have less excuse than naive DIYers not to know about building regs and the need to comply/get sign off.

If someone deliberately sets out to do a project which isn't compliant and doesn't intend to get sign off, I start wondering how much else of what they have done is incorrect/unsafe/a total bodge.

Ramouth

It may be that they couldn’t/ didn’t want to make space for a proper stair but have done other works correctly.  Or it could be a springy floored, poorly insulated bodge job.  What did it feel like?  Nice and solid?  Roasting hot / freezing cold?  Draughty?  Is there any sign of cracking / recent repairs to the ceilings in the rooms below?

Unfortunately there are no guarantees in instances like this but you could ask the vendor for details of the work they carried out.  They may have receipts for steels / structural timbers / insulation.  This won’t help you get it regularised but might give you some reassurance.

Your mortgage company may require an indemnity policy to be in place.  I would normally expect the vendor to pay for this.

Emuchops

Thank you - I'm fortunate to be a cash buyer, so no mortgage company involvement. I would like to know what documentation I need the seller to show me to prove that the loft conversion has been done legitimately. I'm unsure if it's a building regulations certificate I need (although the surveyor has said that the stairs to the loft are not compliant with building regs, so they may not have one for the actual loft), or a certificate of completion? If the loft conversion has been done without the proper inspections, sign offs etc, I don't want to buy the house.

macman

You already know it's not compliant. The stairs are too steep, maybe too narrow, it probably won't meet the fire regs. Has he even fitted fire resistant doors I wonder?
You can use it as a storage room, but it's not legitimately living space, and should not be being marketed or priced as such.

Section62

Emuchops said:

Thank you - I'm fortunate to be a cash buyer, so no mortgage company involvement. I would like to know what documentation I need the seller to show me to prove that the loft conversion has been done legitimately. I'm unsure if it's a building regulations certificate I need (although the surveyor has said that the stairs to the loft are not compliant with building regs, so they may not have one for the actual loft), or a certificate of completion? If the loft conversion has been done without the proper inspections, sign offs etc, I don't want to buy the house.

A building regulations completion certificate is the key document.  It says that the work has had approval (where appropriate) and has been completed in accordance with the regulations.

If the stairs were part of the project and are non-compliant, then a completion certificate wouldn't be issued.

If the builder knew the stairs wouldn't be compliant then the most likely scenario is there was no involvement by building control whatsoever.