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Original poster

retrospective building regs

22 replies

fruitloop84 · 07/04/2014 09:32

We had a new window put in our kitchen a couple of yrs ago, done properly but by a friend, and we didn't get building regs involved cos we didn't know we needed to. We are now putting our house on the market, will this come up in searches, do we need to apply for retrospective building regs? Has anyone done this? I suspect it will be a nightmare not to mention expensive! All advise welcome thanks

OP posts:

LIZS · 07/04/2014 09:34

Are you sure it needs buildings regs? Was it registered with FENSA(or similar) ?

throckenholt · 07/04/2014 09:36

I would just ring the local authority building inspector and ask if a window in that local needs building regs approval.

If it does, then arrange for them to come and do it. It costs whatever it costs - but I don't think that is massive - especially not compared to the costs of selling or buying a house.

throckenholt · 07/04/2014 09:37

location not local !

noddyholder · 07/04/2014 10:02

I wouldn't mention it I doubt it will come up. Is it a conservation area/listed?

Original poster

fruitloop84 · 07/04/2014 10:05

That's my thought noddy! But I don't want it to come back to bite me either. I have asked as if I was planning it and they said it did need them to check the wall wouldn't fall down or anything. It clearly hasn't.

OP posts:

noddyholder · 07/04/2014 10:19

I have changed windows without in every house I have renovated! Did you replace like with like?

throckenholt · 07/04/2014 10:25

It needs to have a supporting lintel above the window to suppose the wall and roof above. Assuming you have that then there shouldn't be a problem with getting building regs. Presume any decent builder (or diy'er) should know that.

If you haven't then the wall above might collapse even if it hasn't yet.

Whether it would be picked up by any prospective buyer or their solicitor is anybody's guess.

noddyholder · 07/04/2014 10:35

AH throckenholt didn't realise it was a brand new opening thought it was like for like.

throckenholt · 07/04/2014 10:50

noddy - I assumed new window (new hole) rather than replacing existing window with new frame.

Not totally clear in OP.

Original poster

fruitloop84 · 07/04/2014 12:52

Yes sorry new opening, was a blank wall in a single story extension, now a lovely window looking over the garden. It has a massive metal lintal in place above it put in when the window was done.

OP posts:

poorbuthappy · 07/04/2014 12:53

I'd have said planning rather than building regs

K8Middleton · 07/04/2014 13:10

In would contact the council and get it sorted. That is just the sort of thing a good conveyancing solicitor will check and the sort of thing that not getting done causes sales to fall through and chains to fall apart.

throckenholt · 07/04/2014 13:15

Do you happen to have any photos of the lintel being put in ?

If so - I would bimble off to the local building control and say I am not sure if this needed building control or not - can you advise me please. They should be able to sort it and tell you if you needed planning permission as well. Hopefully it will just be a formality.

noddyholder · 07/04/2014 13:15

You may just be asked to get an indemnity policy which would be about £100. I don't think a single window would cause a sale to fall through. Are there plans on the local council website for the extension?

noddyholder · 07/04/2014 13:17

Yes a photo is something I used as I bought a house with a wall removed and no steel and I got my builders to put one in and a photo was fine for when I sold it

ThePrisonerOfAzkaban · 07/04/2014 13:20

If you have supporting photos of the lintel being put in you should be fine. If not and it does come back you may to expose a section of it to have to inspected by building regs.

Partner does building regs for a living

TwoLeftSocks · 07/04/2014 13:23

We got retrospectve building regs for a knocked through archway between two rooms. The building inspector was happy with the photos we took during the process, clearly showing the lintel, and came out to look at the work.

He did say he might need to just chip away a small amount of plaster to confirm a lintel was there but it never came to that and he was happy to sign it off.

That was all for a house sale two but didn't take too much extra time, an extra week or so.

MillyMollyMama · 07/04/2014 13:27

It will only be picked up if the plans, submitted to the planning authority, show a plain wall. We altered the windows in our house after we obtained planning permission because we altered the internal layout when it came to actually building it. We did not have to tell anyone. One window was a lot larger than the previous design. As far as we are aware, as long as you are not in a conservation area, you can add a window. If it overlooks your garden, it presumably has not caused a problem with neighbours. Our neighbours are about 20 m away. They complained that we had altered the design and the planning enforcement officer said we were within our rights to alter the windows. All the rooflights put into lofts do not need PP. I would, however, run it by building regulations but it is unlikely to be a problem in my view.

rumbelina · 07/04/2014 13:34

Indemnity policy! We had to buy one because I had thrown away the building regs for something. It didn't cost much.

SixImpossible · 07/04/2014 13:39

Don't bother with any of the regs. Don't even mention it unless asked. Simply buy an indemnity policy if the buyer's solicitor requires one. That's what we had the seller do when we bought a house with a change that had not been properly reg'd. Perfectly legitimate, and perfectly acceptable to buyers.

LondonGirl83 · 07/04/2014 14:24

Get building regs and planning sorted asap. If it was done in the last 4 years you would still be within the enforcement period for planning if planning is needed (unlikely). There is guidance at the link below.

To be honest, not doing structural work via the appropriate channels would set of red flags for me and would make me reconsider buying a place. After all, when someone finds out about one issue, they become concerned there may be other hidden issues they haven't discovered yet.

www.planningportal.gov.uk/permission/commonprojects/doorswindows/

Wormshuffler · 08/04/2014 07:20

How would anyone know there hadn't always been a window there?

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