Quizzes & Puzzles1 min ago
Building Regs Approval
2 Answers
I am thinking of buying a property with a loft conversion, the works were carried out 10+ years ago and by the Vendors own admission do not comply with current building regs. The vendor purchased the property with this knowledge, had a structural survey carried out to prove it was safe and took out an indemnity to protect agains local authority injunction.
The property has been on the market for 7+months now and it seems to me the reason for not selling is prospective purchasers being nervous of these facts.
To bring the works in line with current regs is quite simple and not very costly, providing the structural report adds up. If i were to purchase, carry out the additional works and then invite building control to inspect would i be abale to gain building regs approval, and make the property much easier to sell when the time comes for me.
The property has been on the market for 7+months now and it seems to me the reason for not selling is prospective purchasers being nervous of these facts.
To bring the works in line with current regs is quite simple and not very costly, providing the structural report adds up. If i were to purchase, carry out the additional works and then invite building control to inspect would i be abale to gain building regs approval, and make the property much easier to sell when the time comes for me.
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As per Ethel, however - be careful!
Building Regs have charged over the last 10 years and you would have to satisfy current Regs. Of particular issue is the level of insulation in the loft space. 10 years ago, 100 or 150 mm of fibreglass did the trick, but not now. With a loft conversion you may be faced with ripping out the plasterboard to get behind the walls and ceilings to insert more insulation.
The second main issue is the structural integrity of the loft conversion floor - Building Control may want to physically check to see what strengthening was done to joists unless you have the detailed drawings - ask them what 'evidence they would require.
The third main issue is escape in event of fire. Domestic dwellings having a second floor (ie.e those over 4.5m from the ground) require a 30 minute fire barrier corridor between the second floor loft conversion and the hallway/main exit door. Usually this means that every door leading to a habitable room from the landing and hall must be changed to be a fire door and a second layer of plasterboard must be nailed to the first floor ceiling.
Don't wish to frighten you off but on what basis was your assertion that retrospective approval would be easy and cheap?
Building Regs have charged over the last 10 years and you would have to satisfy current Regs. Of particular issue is the level of insulation in the loft space. 10 years ago, 100 or 150 mm of fibreglass did the trick, but not now. With a loft conversion you may be faced with ripping out the plasterboard to get behind the walls and ceilings to insert more insulation.
The second main issue is the structural integrity of the loft conversion floor - Building Control may want to physically check to see what strengthening was done to joists unless you have the detailed drawings - ask them what 'evidence they would require.
The third main issue is escape in event of fire. Domestic dwellings having a second floor (ie.e those over 4.5m from the ground) require a 30 minute fire barrier corridor between the second floor loft conversion and the hallway/main exit door. Usually this means that every door leading to a habitable room from the landing and hall must be changed to be a fire door and a second layer of plasterboard must be nailed to the first floor ceiling.
Don't wish to frighten you off but on what basis was your assertion that retrospective approval would be easy and cheap?
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