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Buying a house with 30 year side extension, no planning/building regs

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Bobby2k2
Bobby2k2 Posts: 107 Forumite
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Hi

I have had an offer accepted on a house that has an existing single story side extension running from front to back of the house. The extension is over 30 years old and was there when the current vendor bought it.

The problem is there is no paper work or record of planning permission. I am worried be that the foundations may not meet current building standards.

In addition to this, my plan is to build another storey on top of the existing extension and I’m worried that:
a) the foundations may not be strong enough
b) the council may refuse due because the ordination extension has no paper work.

Does anyone have any experience in this area or advise?

Thanks
«13

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  • Grenage
    Grenage Posts: 2,899 Forumite
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    The foundations won't meet current standards, but might meet the standards of 30 years ago. It's unlikely it was built with a double storey in mind.

    You'd need an investigation to know what is there; unfortunately nobody here knows how it's constructed. I would assume that it would need to be removed and replaced.
  • Bobby2k2
    Bobby2k2 Posts: 107 Forumite
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    I was thinking the same.... more £££’s
  • JoJo1978
    JoJo1978 Posts: 375 Forumite
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    Re: planning, have you asked the vendor what issues were raised by their solicitor when they purchased the property?

    Planning permission may not have been required depending on the size and use. If it was needed it's also possible to get building control sign off but unlikely it will meet current regs.

    Is there any local precedent for two storey extensions? If not it may be harder to gain permission, regardless of whether you can build on top of existing or need to start again.
  • Cakeguts
    Cakeguts Posts: 7,627 Forumite
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    If you have to demolish what is there because the walls aren't strong enough to hold up a second storey and the foundations are not deep enough either then it is going to cost you more to build an extension onto the house than it will to just buy a bigger house to start with.
  • Doozergirl
    Doozergirl Posts: 33,813 Forumite
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    To answer your questions, I’ll go with (b) first. They won’t mind or care. They won’t refuse anything on that basis. It’s neither here nor there, but you are improving what is there so it makes little sense to refuse anything anyway.

    The extension could fall under Permitted Development anyway and current Building Regulations were only introduced a little over 30 years ago so it may pre-date them. Even if it had sign off, regs in the 80s fell far short of the present ones.

    (a). Even with relevant permissions in place, the foundations may not be sufficient for two storeys. You would need to dig trial holes to establish the present depth.

    One wouldn’t necessarily demolish the existing extension if foundations weren’t sufficient. Underpinning is a distinct possibility, depending on how good the present extension is.
    Everything that is supposed to be in heaven is already here on earth.
  • Bobby2k2
    Bobby2k2 Posts: 107 Forumite
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    JoJo1978 wrote: »
    Re: planning, have you asked the vendor what issues were raised by their solicitor when they purchased the property?

    Have done - awaiting a response..
  • Bobby2k2
    Bobby2k2 Posts: 107 Forumite
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    JoJo1978 wrote: »
    Is there any local precedent for two storey extensions? If not it may be harder to gain permission, regardless of whether you can build on top of existing or need to start again.

    Yes there is. A little further down on the same road there are a few that have done exactly that with planning permission .
  • Bobby2k2
    Bobby2k2 Posts: 107 Forumite
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    Cakeguts wrote: »
    If you have to demolish what is there because the walls aren't strong enough to hold up a second storey and the foundations are not deep enough either then it is going to cost you more to build an extension onto the house than it will to just buy a bigger house to start with.

    But it wont have the double drive and sizeable garden - I have factored the cost of this into the price offered ;)
  • Bobby2k2
    Bobby2k2 Posts: 107 Forumite
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    Doozergirl wrote: »
    Even with relevant permissions in place, the foundations may not be sufficient for two storeys. You would need to dig trial holes to establish the present depth.

    One wouldn’t necessarily demolish the existing extension if foundations weren’t sufficient. Underpinning is a distinct possibility, depending on how good the present extension is.

    Thanks - I hope so. Well it is still standing after 30+ years...
  • G_M
    G_M Posts: 51,977 Forumite
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    Neither the Planning issue, nor the Building Regs issue, are relevant to the seller or the value of the property.

    They are entirely personal matters related to your own future plans for the property, so are entirely at your risk. Nothing to do with the seller.

    Will you get/need Planning consent for a 2nd storey?
    * Read up on 'Permitted developement'.
    * if it falls outside PD, then investigate local Planning. Is it a Conservation Area? What other factor affect the 2nd storey (eg how near the boundary is it?)? Have other properties done similar? Make an appointment with a Planner for a pre-planning enquiry

    Will the footings support a 2nd storey?
    Can only be determined by a structural engineer and investigation of the existing foundations. Whether the current owners will permit such an excavation is up to them, but unlikely. Ask?
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