Building regulations… what to do?

[Cliedi]

A builder has given me a quote on a garage conversion. He’ll take down the garage door and build a wall with a window, insulate and add in a stud wall. He was also going to plaster over our asbestos ceiling and add in some gas heating and plug sockets.

I asked him about applying for building regulations and he said that was up to me and usually done by an architect (we haven’t had an architect as it seems fairly straightforward) but the last few jobs he’s done he has just ‘got on with it’. He comes highly recommended by a friend and is a reasonable price.

What do I do? Is building regulation approval mandatory? How long does it take? Will I be able to do it myself if the builder isn’t going to help? Should I run a mile from this builder or is this fairly standard?

Hi OP

Done exactly this. You need to get a structural engineer out to do a survey and they can submit on your behalf. You can do it yourself on your local council portal, but you will need either the architects drawings or plans drawn up. It cost, I think, about £550 to have an engineer do it.

You absolutely 💯 do need building regs for a conversion though.

Phone around a few surveyors.

this article is packed with info you might find useful, around who does what and why

https://www.miltonkeynes.co.uk/must-read/what-are-the-rules-around-extensions-and-conservatories-in-england-this-milton-keynes-expert-explains-4596590

Definitely don't just get on with it.

It's a legal requirement to comply with the regulations and they are made to ensure that your building is functional and not dangerous.

If your builder is happy to go without, you should probably consider a new builder.

Complying with regulations is the law - it's not optional.

I would find yourself a different builder.

You need to have building regs. It's the law.

What you might be saving in time and perceived hassle now could come back and bite you in future - if you sell the house they will want the certificates, if you ever need to make an insurance claim for anything like a fire or flood etc they could refuse to pay out etc.

Also check whether you need planning permission. Some garage conversions do.

For it to be classed as a habitable room it needs br approval. Otherwise it is a glorified outbuilding.

He was also going to plaster over our asbestos ceiling and add in some gas heating and plug sockets.

Yea i would be wanting building regs involved.They're there to provide you with inspections which make sure the build is done right. They're actually quite helpful people.

The ceiling - plastering over asbestos ... ? Not sure that sounds safe OP.

And i speak from the unfortunate position of having had to deal with my own asbestos ceiling ...

You need building regs and under some councils (ours eurgh) you also need a change of use planning permission.

You don't need to pay for an architect or a structural engineer, just use a builder who knows his stuff and realises he needs to comply with the law. If you know exactly what work you want done, there's no reason why you can't phone your local Building Regs department yourself. They will tell you what you need to do re Building Regs approval so you know you and your builder are on the same page.

I’m in Scotland so regs may be different but I would say you need at least building warrant and without it there will be headaches eventually, even if it’s your family selling your house long after you have died (I used to work in an estate agents and came up against this problem time and again).

Get an architect. The money is well spent for ensuring everything is right. When I used an architect to ensure I could get building warrant for knocking two rooms into one the fee was just over £1000 for the visit, drawings/plans and submitting for approval and everything was signed off within weeks.

We were just doing a small job but we just rang building control ourselves. The builder wasn't really involved, we just informed building control of the work and they sent someone out to check it at the appropriate time.

It was really useful. I dropped in that they'd be inspecting the next day and our builder suddenly decided to refit a lintel at 4pm! I don't think he liked us much after that, but I would do the same again.

You have to have building regs. If your builder was reputable he would know that he could do it on a 'building notice.' So rather than submitting an application first with plans and getting approval, this way the builder just liaises more often and directly with building control to agree everything as he goes along. It costs a bit more as they have to inspect more but it'll save time and money from doing a full plans application.

BC professional here.

Garage conversions are notifiable work, so you do need an application. You can do it yourself as you only need a building notice for this type of project. You don’t need plans or an architect or structural engineer, unless you’re putting in steels (unlikely). You only need to give 48 hours’ notice.

BC will come and check the arrangement at the front. If the slab if thick enough, your builder can build off it. Otherwise he might have to put 2PC lintels across or build a small foundation. They’ll also want to see the damp proofing and insulation to the floor, walls and ceiling. The ventilation and electrics have to comply too.

It’s usually about £500 and you’ll need it if you come to sell.

Thank you soooo much for all the advice on this thread. I have spoken to the builder and the plan is that I will submit a building notice.

I would be wary of this builder, he sounds like a cowboy.

Speak to others before you commit.

Most points have been covered. I would add, retain everything in writing for when you sell. In addition, do you have confirmation that there actually is asbestos present? Lot’s of people assume something is made of it when in reality is looks similar but is not.

Having done this, get a structural engineer involved. It will be quicker and easier and save you money and time in the long run. They know how the system works and any odd foibles your particular council has.

You don't.

Please do check if it needs planning permission as well.

This will be more likely with an integral/attached garage. The PP for the original structure may have a condition on it restricting the use of the garage to garage use only. PP would be required to relax that condition.