Buying house with roof works without building regs

Mellik_Clarke

Hi, I have had an offer accepted on a house but after asking a few initial queries have just found out they have done some works to the roof sometime ago which didn't receive any sort of building regs approvals. The works involved adding on a dormer to the roof that covers a bit less than half of the roofs width. Apparently it was done about 20 years ago and not sure if it required building regs at the time. It has been plastered like a loft room with skylights fitted but is only accessible bya  ladder and isn't included on the floor plan. 

Just wondering if it's something that should concern me or not (we are stoll in the very early stages of the ourchase so can easily pull out at this stage)? Aware we could get an indemnity but not sure if we might also need a structural engineer to check it?

We do intend to convert the loft at some point and would ideally just be able to add stairs up to the room and apply for building regs but guess there is a risk we would have to start from scratch

Thanks!

Bigphil1474

I'm not a builder or building expert, but my mate is a Building Control Inspector and I asked him about a house I looked at that had a loft conversion with fixed staircase but no sign off. He told me to run away. That house was slightly odd in that the staircase started off shallow then went really steep, but he basically said that you'd almost have to go back to scratch to be sure that the loft conversion had been done properly. Yours might be different if all they have done is put a dorma on, as they might be able to do the structural checks before a staircase goes in. Will probably need an engineer to look at.

We have the paperwork for our dorma that went in in the 1970's (before our time) and that went through planning permission. Yours might not have needed planning permission, but I'd be surprised if it didn't need sign off from BC. You could contact them and see if they have any records. I've seen PP and BC records going back to 1994 for the house we are buying, so they should be available if they exist.

FreeBear

Bigphil1474 said: We have the paperwork for our dorma that went in in the 1970's (before our time) and that went through planning permission. Yours might not have needed planning permission, but I'd be surprised if it didn't need sign off from BC. You could contact them and see if they have any records. I've seen PP and BC records going back to 1994 for the house we are buying, so they should be available if they exist.

If you contact the local council and ask specific questions such as "does this loft conversion have PP", you will invalidate any indemnity insurance. Instead, ask "what records do you have relating to this property".

Most (all ?) councils have a planning portal where you can look to see what applications have been made and whether they have been granted. My council shows PP applied for (and granted) for an extension back in the mid 1970s, but doesn't include any plans or associated documents. More recent entries will have a whole raft of additional paperwork available for download. However, you are unlikely to find any completion certificates or other documents from Building Control (different department, different computer/filing system).

stuart45

20 years ago it would still have needed Building regs. As they have cut into the rafters it's worth getting the structure checked by an SE.

Albermarle

stuart45 said:

20 years ago it would still have needed Building regs. As they have cut into the rafters it's worth getting the structure checked by an SE.

As above, I would be more worried about the structural integrity of the roof ( and the strength of the floor) than building regs .

propertyrental

Enforcement of BRs by the council is not really the issue after so long.

What is concerning is the failure to do the various things that BRs would require and which make the attic a potential death trap, or liable to collapse if the floor's not been strengthened, or to cost a fortune to heat because of poor insulation.

dannim12345

As others have said, think about getting the roof structure looked at.  Sounds like a ‘nice’ loft for storage but if you were thinking about using it as a room you might have to start from scratch.