Adding an additional bedroom

DevilDamo

What approvals or paperwork is required to turn a 3-bed property into a 4-bed property, that primarily comprises internal alterations? What would an estate agent ask for (if anything) at the time of selling as a 4-bed?

elsien

The number of bedrooms is irrelevant.
At the moment, I have a three bedroom house and a dining room. There is nothing to stop me from using the dining room as a downstairs bedroom and calling it a four bedroom house.

Whether buyers would want a four bedroom house with only one communal room downstairs is a different matter. 

Ditto, I could call it a two bedroom house with an office. The internal layout would remain exactly the same, but I wouldn’t market as that because it would restrict the number of viewings I would get. 

What matters is when you’re having the work done is any work that needs to be signed off is signed off by building control (or planning if it’s outside of permitted development) and in terms of future sales, the layout and the room sizes that you end up with. What you call those rooms is up to you. 

Emmia

Buyers will often see straight through a cheap stud wall modification of a larger  room into two smaller rooms, especially if it's been done cynically to make the property a 4 bed rather than 3. 

If someone wants four bedrooms that will take a double bed (or would consider 3 plus a "box room), then two doubles and two singles isn't quite the same.

RAS

Very much depends. Take a 6x3.6-4 metre and divide, and you may still have 2 viable rooms. 

On the other hand the owner of a 5 bedder created by splitting a room into 2 2x2.8 metres rooms came here because it wouldn't sell.

Bigphil1474

You might not need planning permission, but may well need building control sign off. If you are removing any structural walls, you'll need BC sign off, but creating a fourth bedroom might just be putting in a new stud wall, or a full loft conversion, or an extension - do you have any actual plans? Depends what you are doing as to what you need. 

EA's won't need to see any particular documentation, but they may well suggest marketing it as a 3 bed anyway if the 4th bed is a bodge up. Your buyer would need to see docs eventually though, so if it's not got planning permission (if needed) and building control sign off (if needed), then expect a lot of buyers to not be interested.

TheJP

I would make sure that if you divide one of the bedrooms into 2 that you can still fit a bed and some furniture in there. I know someone who did this but when they came to sell the property the interested viewers all said its a 2 bed with 2 small storage rooms, they ended up reversing the alteration and remarketed as a 3 bed.

FreeBear

Bigphil1474 said:

You might not need planning permission, but may well need building control sign off. If you are removing any structural walls, you'll need BC sign off,

And do not assume that an existing stud wall is non-structural. You need to consult a suitably qualified structural engineer so ignore the opinion of a builder (they wouldn't be qualified to make that judgement).

DevilDamo

Thank you all and I had thought as much. The works will require BR's as there will be some structural changes. Just wasn't sure if a local agent would require any formal confirmation of adding Bedrooms. Although seeing what agents have classed Bedrooms in the past, having any form of paper trail is a little beyond their remit. A picky solicitor however... that may be a different story.

freesha

Are you looking to do the work then market the house immediately?

RHemmings

elsien said:

The number of bedrooms is irrelevant.
At the moment, I have a three bedroom house and a dining room. There is nothing to stop me from using the dining room as a downstairs bedroom and calling it a four bedroom house.

Whether buyers would want a four bedroom house with only one communal room downstairs is a different matter. 

Ditto, I could call it a two bedroom house with an office. The internal layout would remain exactly the same, but I wouldn’t market as that because it would restrict the number of viewings I would get. 

There are a number of houses for sale near me where one of the downstairs dining rooms has been labelled a 'bedroom' to make the house four bedrooms. I noted that they are on sale for prices typical of three bedroom houses of the same type/size/location. 

DevilDamo

freesha said:

Are you looking to do the work then market the house immediately?

No plans for the immediate or distant future. But never say never.