Regularisation Application Query

7chb

4 years ago my Wife and I opened up our kitchen/dining area/utility area to create a bigger open plan space.  We had an initial plan which only involved removing stud walls, however when it came to the work, once opening things up the builder realised the structure was slightly different and we essentially had to keep a proportion of a wall up as it was a supporting wall, and as well as this he added in a steel support. 

He mentioned at the time that really we should get a structural engineer to get calculations for the support and then this should be passed by building regs, but this could take some time and the space would therefore be a partial building site due to the work started, but as an experienced builder he knew what support was sufficient.  I know in hindsight we should have waited and got it properly approved, but as my Wife was pregnant at the time we didn't want it to drag on now the work had started (and other tradesmen were already booked in) and at the time we had planned to stay in the house for the forseeable future so we decided for him to sort the support and finish the job.

Fast forward 4 years, now with soon to have 2 children and an improved financial situation, we're wanting to move to a bigger home.  What we worry about is the fact the renovation is likely to come up during the surveyor checks and the fact we don't have building approval for the steel support.

Having looked into this I can see we can potentially apply for a 'Regularisation Application' to get the work approved retrospectively.  Before speaking to the council about this (and potentially opening up a can of worms) has anyone had any similar dealings in the past? 

I know it can probably vary from council to council but is it a complex process, are they going to want to rip off the plasterboard etc to get to the steel (we have photos of the steel from when it was installed, before it was boarded/plastered, but I can't seem to find any photos showing that we had fire panel boarded to it which I'm guessing they'll want to see)? Could it open up any other issues we're not expecting?

Or is it simply a case that if we do try and sell the house and this is picked up by a surveyor, buyers can still go ahead with the purchase if they wish even without the ceritifcate (albeit we could be alienating some of the more cautious buyers whom it may put off)?

I appreciate we look like impatient idiots looking back on this but appreciate any advice.

silvercar

I’d wait and see what happens. A buyer may not care. A surveyor may comment that there has been no movement since the work was done, so it should be fine or they may comment that you need a certificate. You could then take whatever action is needed, which may include cutting into the area to reveal beams rtc

Albermarle

silvercar said:

I’d wait and see what happens. A buyer may not care. A surveyor may comment that there has been no movement since the work was done, so it should be fine or they may comment that you need a certificate. You could then take whatever action is needed, which may include cutting into the area to reveal beams rtc

The Buyers solicitor will certainly want to see a Building Regs certificate.
If it had been done 20 years ago, many buyers would overlook the lack of a certificate, but as it was done only 4 years ago, then people will be suspicious why there isn't one.

Hoenir

Albermarle said:

silvercar said:

I’d wait and see what happens. A buyer may not care. A surveyor may comment that there has been no movement since the work was done, so it should be fine or they may comment that you need a certificate. You could then take whatever action is needed, which may include cutting into the area to reveal beams rtc

The Buyers solicitor will certainly want to see a Building Regs certificate.

Lack of , would certainly raise red flags as to what other "shortcuts" the builder took. No shortage of cowboys in the industry. Here today gone tomorrow.