House With Optional Attic Room

[Ric.ror]

I’ve seen a house that is described as three bedroom with an occasional attic room
So I’m guessing they don’t have planning permission
Is it a no no?

[Ric.ror]

BTW - it’s to be rented out

[alavahalf]

Sounds as though the attic may not have planning permission or may not meet with current building regulations.
Therefore it wont be suitable for letting as a 3 bed.

[jackthehat]

It probably doesn't meet Building Regulations, and so it can't be sold as a 'bedroom'.

[AuntLydia]

Minefield especially if renting. There is no such thing as an 'occasional ' attic room in Law. By Law if an attic room is to be occupied there are rules on the access, for example width of staircase, a fire door must be fitted at the bottom of the staircase and even the joists in the ceiling below the attic room have to be a certain spec. Even if all the above was done I would steer clear.

[spathiphyllum]

"when it comes to being a bedroom, a converted loft room cannot be called a bedroom merely because it offers enough space to fit a bed in, or because one has been put in there: a loft needs to be converted for the purposes of being a sleeping area, and in accordance with building regulations, in order to be called a bedroom."

https://www.greaterlondonproperties.co.uk/can-call-loft-room-extra-bedroom/

[spathiphyllum]

Basically.. It doesn't meet regulations (or hasn't been regulated)

[Gizmonster]

Just to add what's already been said, it probably doesn't meet building regs so can't be advertised as an extra bedroom.
That being said, I wouldn't let it put you off.
We bought our house over 12 years ago, advertised as a 2 bedroom + attic/loft conversion.
The loft room is fully insulated up to the ceiling and I'm fairly sure the joists have been reinforced. However, the staircase is quite narrow and it doesn't have a door, so it'd fail building regs on this alone.
It does make a great spare room and to be honest, I'd be lost without it :)

[AuntLydia]

Gizmonster that is fair enough in a private house -you take the risk. In rented accommodation you have strict rules to follow and if there was a fire or people were injured directly as a result of using the loft space the OP could be prosecuted.

[Baldric]

Ric.ror,
As a Landlord I would't touch it with a barge pole.

[Baldric]

or wouldn't ^^^^^^ Doh!

[Gizmonster]

Yea I got sidetracked and forgot to add about the renting side ..... def not suitable for renting out, as others have already pointed out :)

[Ric.ror]

Thank you all so much

Baldric - please could I ask what you find rent the easiest ?

[AuntLydia]

Ric.ror you could always ask me....I've been in Estate management for over 30 years and a few rentals of my own......:-)

[Baldric]

Hi Ric,
We always go for 3 Bed Semis, very few problems in this area.

[AuntLydia]

Ric.ror. Its not at all bout 'which type of house should I buy?

You need to look at the area and your potential Tenant. Young professionals may go for a two bed and are not bothered about large gardens . Families will want more bedrooms ,garden and at least off road parking. If you are looking at a family home check the schools and bus services.

More importantly is the GRY (Gross Rental Yield) and the HPI growth (House Price Index). I would look for at least a 6% GRY but better nearer 10%. Go to Land Registrar and do searches on sold prices in the last 10 years to check the HPI, sometimes it can be an eye opener especially if a house was bought in the mid 'noughties' as many houses are now selling up to 15% less. Good if you are buyer for long tern investment -but remember, no one knows what is going to happen after Brexit and property may drop it may soar.

There are plenty of good tenanted properties for sale at the moment.

[Ric.ror]

Once again many thanks for your advice- could I also ask would anyone recommend buying a property with a sitting tenant?
I’m looking for a long term investment to fund further investment and supplement my income
Again TIA

[AuntLydia]

Ric.ror Try this site.

https://www.vestaproperty.com/buy

Companies that specializes in investment properties have details of Tenants, payment records etc. Often this is a good investment as your income starts from the day you complete on the purchase. Landlords rarely sell because the Tenants are bad, they would get them out first, so you can almost guarantee that properties sold with Tenants in situ are usually good Tenants.

[Rockrose]

I actually bought a house like this - we were advised that although it was fully converted the eaves were not quite right - so we turned it into a games room/tv room and that is how we advertised it when the house was sold several years later.