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

Emuchops

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.

Thank you Section62, that's what I'll ask for tomorrow. Much appreciated.

bouicca21

Since the vendor is also the builder, you could ask to see details of the work - drawings etc.  It may be that the room can’t be made compliant because of constraints on making a staircase, but that the rest of the work is ok.  I certainly know of conversions that are more than adequate but which can’t be made compliant because of the configuration of the house.

hazyjo

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.

But it's not a "loft conversion", it's a glorified boarded loft space which the seller uses as an office.

As above, you already know it doesn't meet regs (cos it never needed to!).

Bendy_House

That's the bottom line, Emuchops - it is not a proper living area, almost certainly does not comply with Build Regs, and would almost certainly require very significant work in order to make it comply.

No-one is going to force you to comply with BRs now - at least not unless BC gets wind and decides to check if it's structurally safe (barely a chance they'll do this).

So, your choice is to either accept it as it is - a nice usable space, but one which you know does not comply - or to walk away.

If you are 'happy' with it, then buy it. If you want to try and pass it off as a proper living space - a bedroom, for example - expect the same issue as you are currently having; 'non, it ain't'

It's good that they aren't trying to pass it off as something it ain't. So, as Hazy says, it's a glorified boarded-out loft space, and that's absolutely fine - a nice bonus.

It might turn out to be basic, with little insulation for example, or could actually be well-made. Good chance it's the latter, since the guy used it as an office himself.

Personally, I wouldn't worry, if the guy is a builder of fair repute - I'd accept it as being what it visibly is, a decently-built, but non-conforming additional room. What are the chances the builder bodged the structure when he was living there himself? Remote, I'd have thought.

He most likely didn't bother with BRs because he didn't want the expense of changing the layout in order to make it all conform. A 'little' bit more conforming - eg correct stairwell angle - can mean a LOT of extra work.

I'd certainly ask about things like insulation - see what he says.

koalakoala

Walk away. Must be something else to buy

sheramber

If your concerned about it you will never be happy.

My son bought a flat where the previous owner used the loft as a second bedroom  but accessed by a loft ladder in a kitchen cupboard.  No idea how hr got  bed up there.

but it was priced and sold as a 1 bedroom flat.

He used it as a computer room and storage.

When he sold it buyers were advised that there were no building regulations for the loft space and the couple who bought it were quite happy with that.

Again it was priced as a 1 bedroom flat.

Bendy_House

koalakoala said:

Walk away. Must be something else to buy

Yes, an identical house at an identical price, but which doesn't have this nice bonus.

Walk away!

prowla

...ever wanted a place for a train set?

maisie_cat

koalakoala said:

Walk away. Must be something else to buy

That will depend on whether it's price includes a premium for a loft space that's a glorified boarded loft.
If the price is the same as a similar house with an "unconverted" loft and you are unlikely to use it for anything other than storage don't worry.

Woolsery

maisie_cat said:

koalakoala said:

Walk away. Must be something else to buy

That will depend on whether it's price includes a premium for a loft space that's a glorified boarded loft.
If the price is the same as a similar house with an "unconverted" loft and you are unlikely to use it for anything other than storage don't worry.

^This. Only by knowing the sold prices of similar houses with the same number of real bedrooms will you be able to assess whether it's over-priced.