Loft conversion not listed as fourth bedroom

[AnonyRat]

We are viewing a property this week that’s listed by the EA as a three bed. In the details there’s also a loft conversion, which I’d like to use as a fourth room. The photos show that it has velux windows, and it’s fully plastered/painted and carpeted. There’s no furniture in there so I can’t tell how high the ceiling is.

The house was bought by the current vendor a few years ago and on the old listing from that time the house is described as a four bed.

Is there anything I should be aware of or ask the EA at the viewing?

[VioletCharlotte]

I used to work in estate agency. I think (as this was a while ago!) that to be counted as a bedroom, there's a minimum height the ceiling has to be, needs a proper staircase and must have planning consent.

I'd go and have a look and ask the agents why it's not listed as a 4th bedroom. It may be that it's perfectly functional for what you need,but not classed as a fourth bedroom so will be prices accordingly.

[DownUdderer]

I’ve read about home insurance being invalidated due to loft conversation bedrooms not being declared or not being compliant or something, sorry I cannot quite remember now. It was an interesting thing I’ve only partially remembered.

[Member]

Can't be marketed as a habitable room if doesn't meet the fire regulations (which change over time) about clear escape routes which could involve fire doors to rooms other than the loft which have 20 minutes safety against fire; wired in fire alarms on all levels and rules about the access stairs.

Increased fire regs would explain how previously marketed as a four bedroom.

[abitoflight]

I moved into a house with a carpeted loft velux windows, radiator, aerial point but a retractable ladder to it
It wasn't listed as a bedroom
I spoke to local planning. They didn't know it had been converted and couldn't be called a bedroom

It had not been approved and to use it I put in a staircase in. They did not ask me to apply for retrospective planning permission as what I was proposing was a betterment. The planning dept stipulated specifications of fire doors to staircase and room and when I sold, it was an official bedroom

[bigbluebus]

I'm not convinced estate agents necessarily know the rules either. We recently sold my 1960's childhood home. It was described as a chalet bungalow- it had 2 downstairs bedrooms and 2 upstairs in the roofspace. One was built with the house the other was added later. Both had proper windows in the end of the house wall. One agent listed it as 2 bedrooms whilst the other listed it as 4 bedrooms - very misleading when the 2 entries appeared next to each other on Rightmove! There was a proper staircase which was installed in 1960's - it just didn't meet 2017 building regs - but I managed with it perfectly well for 24 years - as did my 2 brothers!

[AnonyRat]

Really useful stuff. Thanks everyone. I would definitely want to make the room an official conversion so I’ll look into the current rules... and costs!

[abitoflight]

Oh also the specification of the joists is higher/stronger for it to be called a bedroom - the builder of my staircase checked those for me

[AnonyRat]

Ah... changing joists sounds like it could be an expensive job.

Does anyone know what sort of proof I’d need to show the local council to make the conversion official? E.g would the council need a builder’s report on strength of joists etc?

[TeenTimesTwo]

What they ^^ all said.

One thing that surprised us when we had our loft conversion done, was that all the downstairs inhabited rooms had to have fire doors fitted.

[minniemoll]

My house has an attic with a steep staircase which I don't think meets current building/fire regs. The agents said "could be used as a bedroom, has previously been used as a bedroom", which leaves it to the buyer to either improve it for bedroom use or take the risk. I use it as a craft room, not sure if I need regs for that but I've not asked anyone!

[Guardsman18]

When we sold our house with a loft conversion, we had to list it as 3 bed not 4 because it wasn't built to building regs. The room would have been much smaller had we had it done 'properly' but as we didn't think we'd ever move, we just did enough to make it safe and use able.

[abitoflight]

The builder did most of it for us - liaised with council direct - and they have to inspect and sign off the job when it's done
The joists may already be strong enough just fire regs need complying with

[WhistlingBrooks]

abitoflight Please may I know a ballpark figure of costs you paid for regularising the loft to make it into a room. I am in an exact similar situation as you. Thanks !

[TwitterQueen1]

If it doesn't comply with building regs you can't call it a bedroom. You don't need planning permission but if you want to make it a 'legal' bedroom you will need to ensure complaince with regs, as others have said. This will include stairs, fire door, emergency exit, electrics etc etc.

Be very careful with your household insurance - I don't know whether you would be covered if you use it a bedroom when it's not a bedroom IYKWIM.