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Amosh
Posts: 7 Forumite
Hi everyone!
I've looked at multiple people asking similar questions to this, but not one that's really the same situation. Me and my partner are in the process of buying a house and just about to sign contracts ready for exchange, but the question about building regulations for an old attic conversion has only just been answered.
So the loft was converted during the early 90's with the installation of a velux window, but access was still left as a hatch ladder. It looks like the vendor has used it as some sort of storage space with very occasional use as a hobby room. However we have no plans for it and will only use it for light storage.
We now know that there are no building regs associated with the conversion, and since it was done over 20 years ago it is out of the enforcement period, so the vendor will not provide indemnity insurance or apply for inspection for building regularisation.
This leaves us with a bit of a dilemma, since we'll only use it for light storage, I'm not too concerned about regs for floor strength etc, but since there's no regs for the window then that could bring in to question the strength of the window/roof, but it has been fine for the last 20+ years, so would this gamble be enough for some people. Finally does anyone think this would cause too many problems for future selling or any insurance issues etc?
Sorry for the long message, been in touch with Building Control (staying anonymous to them) and solicitors and there's been no straight answer so we just keep going around in circles!
Thanks for any info and help!!!
I've looked at multiple people asking similar questions to this, but not one that's really the same situation. Me and my partner are in the process of buying a house and just about to sign contracts ready for exchange, but the question about building regulations for an old attic conversion has only just been answered.
So the loft was converted during the early 90's with the installation of a velux window, but access was still left as a hatch ladder. It looks like the vendor has used it as some sort of storage space with very occasional use as a hobby room. However we have no plans for it and will only use it for light storage.
We now know that there are no building regs associated with the conversion, and since it was done over 20 years ago it is out of the enforcement period, so the vendor will not provide indemnity insurance or apply for inspection for building regularisation.
This leaves us with a bit of a dilemma, since we'll only use it for light storage, I'm not too concerned about regs for floor strength etc, but since there's no regs for the window then that could bring in to question the strength of the window/roof, but it has been fine for the last 20+ years, so would this gamble be enough for some people. Finally does anyone think this would cause too many problems for future selling or any insurance issues etc?
Sorry for the long message, been in touch with Building Control (staying anonymous to them) and solicitors and there's been no straight answer so we just keep going around in circles!
Thanks for any info and help!!!
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Comments
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Have you had a survey done? What does that say about the window and the roof?0
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Apart from the Velux window, what other alterations have been made?If you are querying your Council Tax band would you please state whether you are in England, Scotland or Wales0
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Have you had a survey done? What does that say about the window and the roof?
We had a homebuyer report conducted so not a structural survey, but they stated that the boarding of the loft space has hidden much of the construction so inspection was limitied, however it stated no other issue related to them0 -
lincroft1710 wrote: »Apart from the Velux window, what other alterations have been made?
The loft was lined and boarded, one velux installed, storage cupboards created in the eaves and the expansions tanks for the CH system were boarded off, but that appears to be it0 -
What is important is, if any parts of the roof trusses were removed without suitable strengthening. Also that the aperture for the Velux was properly formed.
The answers to your next questions are that it may be easy to see if parts of the trusses have been removed, it may not be easy to see if they have been strengthened.If you are querying your Council Tax band would you please state whether you are in England, Scotland or Wales0 -
lincroft1710 wrote: »What is important is, if any parts of the roof trusses were removed without suitable strengthening. Also that the aperture for the Velux was properly formed.
The answers to your next questions are that it may be easy to see if parts of the trusses have been removed, it may not be easy to see if they have been strengthened.
Okay thanks, but I'm guessing there's no way of knowing without a structural survey.
I think the main question is whether this is a make or break situation and whether we should continue with the purchase. We wouldn't necessarily be able to afford any roof issue were some to occur, but on the other hand we could risk it by proceeding with the purchase and gamble on the fact that if its still standing after 20+ years, then it should hopefully have no problems in our hands.
Just don't know what to think! :think:0 -
Okay thanks, but I'm guessing there's no way of knowing without a structural survey.
I think the main question is whether this is a make or break situation and whether we should continue with the purchase. We wouldn't necessarily be able to afford any roof issue were some to occur, but on the other hand we could risk it by proceeding with the purchase and gamble on the fact that if its still standing after 20+ years, then it should hopefully have no problems in our hands.
Just don't know what to think! :think:
And that in a nutshell, is it. Having evidence from 20 years ago that certain administrative steps were taken in respect of the conversion offers only limited assurance that it won't fall down 2 decades later, given all of the things which could have potentially happened in the intervening period. But the fact that it hasn't fallen down in that time offers a fair indication that it's unlikely to spontaneously collapse now.
The only way to get a more accurate view would be to pay for a full structural survey, but again, that will only indicate what has happened, or what's likely to happen as a result of the conversion - but it can't guarantee that it won't cause any problems down the line.
So ultimately, you simply have to take a view. Your money, your choice. Heads you do, tails you don't, if you must. (other decision making devices are available, such as phone a friend or ask the audience).
The only thing to be aware of is that unless you provide indemnity insurance or apply for inspection for building regularisation when you're selling it, your buyer will have to go through exactly the same though process, which could cause those of a more nervous disposition to get cold feet....0 -
ReadingTim wrote: »And that in a nutshell, is it. Having evidence from 20 years ago that certain administrative steps were taken in respect of the conversion offers only limited assurance that it won't fall down 2 decades later, given all of the things which could have potentially happened in the intervening period. But the fact that it hasn't fallen down in that time offers a fair indication that it's unlikely to spontaneously collapse now.
The only way to get a more accurate view would be to pay for a full structural survey, but again, that will only indicate what has happened, or what's likely to happen as a result of the conversion - but it can't guarantee that it won't cause any problems down the line.
So ultimately, you simply have to take a view. Your money, your choice. Heads you do, tails you don't, if you must. (other decision making devices are available, such as phone a friend or ask the audience).
The only thing to be aware of is that unless you provide indemnity insurance or apply for inspection for building regularisation when you're selling it, your buyer will have to go through exactly the same though process, which could cause those of a more nervous disposition to get cold feet....
Thank you very much for that, been quite reassuring, but seems like we have a nice weekend of decision making. If only there was a 50:50 lifeline to remove one of the options
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This isn't a loft conversion, it's the insertion of window in the roof.
There is a point about whether a purlin has been cut through, but after 20 years I'd fully expect to see a sagging to the roof if that were the case.
Even when lofts are boarded, the purlins are usually visible, especially if there is no insulation.
If concerned, then it's a quick look over by a structural engineer. If one has a decent survey then I'd expect them to spot roof sag.Everything that is supposed to be in heaven is already here on earth.
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Thank you very much for that, been quite reassuring, but seems like we have a nice weekend of decision making. If only there was a 50:50 lifeline to remove one of the options
what, like a coin (heads or tails), a pack of cards (red or black) or a dice (odds, evens). Grow a pair and chose yes or no - it's really not that hard.0
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