Viewing a house with a loft conversion - what questions should we ask?

[JulieAnderton]

Just that really. Is there anything in particular that we need to look out for to check for good/shoddy workmanship?

Not exactly viewing-related, but if you decide you want to make an offer, check that it got building regs approval, and planning permission if it needs it. Without building regs, you have no way of knowing if its safe or not (and if it hasn't got building regs, this pretty much automatically tells you that the people who did it are cowboys). The requirement for both will depend on when it was done, so if you want to be sneaky, while viewing ask casually about the date the conversion was done. If they say "5 years ago" they can't claim later on that it was done in the 70s and so didn't need approval.

Thank you - good to know about the planning regs.

Are there any guarantees on the build?
Has the electrics being part p certified?

Although as the proud former owner of a loft conversion done in the seventies, they are shite on a stick and cost scads to have ripped out and redone.

If there are velux windows , open all of them to check they're not warped.

Also, hopefully you can feel how hot it is (ours roasts in summer -or, at least this summer).

Check on insulation too.

Building Regs (if it was done 10+ years ago the regs will have changed since). Is it classified as a habitable room ? Do the windows/emergency exit meet current regulations , stairs with handrail , was the floor lowered/reinforced, emergency lighting and smoke alarms on that floor.

I'd be really keen to make sure that there's an escape route in case of fire. Maybe that's part of building regs though?

If there are normal uPVC windows, check you can get out of them if necessary. The council planning dept can provide you with details on whether it met planning regulations and had the electrics certified - we had pass on a copy of the electrics certification.
I would also look at the width and depth of the staircase. Our staircase is 'normal' width and tread depth however a lot of them are narrower and steeper (take up less room) and not as safe as a full size staircase would be.
Our council states that fire doors have to be in place on every habitable room throughout the property (ie every room except bathroom) with 30 min closures and that mains powered smoke alarms are installed on every floor.
Even if it was done under permitted development, there should still be a planning application made. For example another house in our road had a conversion done at the same time as us however a search on the council site shows they did not make a planning application and has probably not passed any correct checks.

In short, speak to the council's planning dept who will tell you what is needed to pass.

tbh I wouldn't formally involve the council at this stage. You can usually check recent planning/building regs applications online but if I was done a while ago it won't show. Windows will have to have been registered on the FENSA website, but again only in the past 15 or so years. If it was done some time ago and is of good standard (ask your surveyor to comment specifically) but didn't have the paperwork asking the council now would mean the vendor couldn't apply for an indemnity policy instead which would complicate a sale.

Be clear about the difference between building regulations/control and planning permission. Most work inside a house won't need PP (unless it's listed) but it often will need BR, and always will if it involves structural changes, including new windows and stairs. If a loft conversion doesn't have BR approval, then it can't legally be used (or advertised) as a bedroom... I got confused initially when I was viewing houses and asked "Have you got planning permission/approval?", and people correctly answered "Yes" or "We didn't need it", but I failed to ask about BR which is very often missing!

Based on our shitty conversion - find out where the water tank is, and how the power has been put in. Our water tank is almost inaccessible (we need a v thin plumber) and the power is done in a very strange way and needed redoing.

Thank you for all of these replies. We're off to view the house in a couple of hours, so have some questions ready to ask!