indemnity insurance for a flat not compliant with Building regulations

[crevilla]

Dear Sirs,

I am interested in buyin a property but i have just found out that it is not compliant with building regulations.

Specifically there is not a hallway between the kitchen and the main entrance to the flat as the main entrance leads to a massive living room open plan kitchen.

The Council advises to buid a small hallway so that the kitchen is compliant with the (fire) regulation as at the moment if there was a fire accident in that house and there was a fatality I would be liable by the criminal low.

Current owner says that she has worked around this by getting an indemnity insurance.

Kitchen has proper ventilation + window and door to garden and therefore everything else from a security point og view is fine.

Would you please advise if it would be ok to get an indemnity insurance and what brokers I would need to approach?.

many thanks

carolina [edited by AB]

[STAH]

Hello there Carolina,

I am afraid that I do not know the answer to this question! However, I would not advise you to leave your mobile number on this site for all and sundry to see!

I do, however, hope that you can get this problem of yours sorted out swiftly, promptly and with a minimum of fuss.

Good luck!

Scott

[buildersmate]

Part B of the Building Regs deals with escape in the event of fire and I quote. 'A room whose only escape route is through another room is termed an inner room and is at risk if a fire starts in that other room. This situation may arise with open plan layouts and sleeping galleries. Such an arrangements is only acceptable where the inner room is a kitchen, utility room, dressing room, bathroom, WC or shower room'. On the first floor of a dwelling it is also acceptable if the room has a window large enough a escape out of in the event of fire. Above the first floor, the height of any room is greater than 4.5 metres above ground level and additional regulations then kick in. These include partitioning off the staircase so that it forms the fire escape route. This is why you often see nice old hotels hacked about around the staircase to separate it off.

In the first instance I would question why you would want to consider buying a property that is known not to meet fire regs in this area. They are there for a purpose. If still determined, I would have insisted on a reduction in the price so that the building can be modified to meet fire regs. What's wrong with doing that. I feel that you are trying to treat the symptoms, not the cause. Regards, Buildersmate.

[pickle]

There are millions of properties in Britain that do not meet current Building Regs as these are constantly being updated. You don't mention whether you will be living there yourself or renting it out. If renting to someone else I would contact your local authorities environmental health department to see if they'll send somone out to inspect the place. If you are going to live there yourself, from what I remember, your buildings and contents insurance providers never ask to see floor plans or such so how would they ever know?