Selling with extension not signed off...

[SeamLess]

I should start by saying that if we had the chance to do our extension again, I would do it all properly so we could avoid the situation we now find ourselves in...

We would like to move house in the next few years. However, we had an extension done under permitted development, that hasn’t been signed off. Building Control were involved for the foundations, soakaway, concrete floor and roofing and approved them all (on most things we went slightly above the recommended spec).

For the electrics our electrician friend did them but as we paid cash we didn't get an electrical certificate. Same for the new door/window. For the gas we got a certificate.

Should we get an electric survey done (similar to if we were renting it out) to show the electrics are sound and then get BC back and hope they will sign off? I’m worried they will want to strip stuff back to inspect it all.

Or do you think it would be best to not mention anything to BC now and take out an indemnity policy for any potential buyer?

We never thought we’d move from here but are now in a better financial position then we thought we’d ever be. As I said before, if we could do it again, we’d go through the proper channels and get everything ticked off as we go.

TIA

Certainly in respect of electrical safety of the house, no-one would buy without the electrical certificate regardless of an indemnity so you're going to need it. As I understand It and I'm not an expert by any means, electrics can only be signed off if they meet current specifications so in 3 years time, you won't get a certificate saying 'electrics were fine according to 2018 spec' if the spec changes between now and when you apply. You would have to spend money on making sure the electrics meet the spec in 2022 for instance.

If you get it now you avoid that risk and could probably get retrospective building regs.

Someone I know did similar. Their brother did the extension and I don't think it had anything signed off! Anyway, they got the BC guy in and he didn't strip back, just dug a few holes I think and did what he had to do. The brother turned up to answer questions. They waited until they had a buyer for the house before they did it but I wouldn't recommend it as they were really stressed about it!

Yes, if you've had all the structural elements inspected, getting the electrics certificated is no big deal. Get a qualified electrician in to certificate them, and Building Control should be happy.

'Permitted Development' is Planning, not Building Regulations, of course - the two systems are entirely separate - so has nothing to do with your current predicament.

If you need proof that the work was PD under Planning, you can apply for a Lawful Development Certificate.

Thank you all.

fraiser I’m stressed now and we’re still a few years from being on the market!

Sensus Do you think we should get the electrics certified then ask BC to come back to sign it off soonish? Or would that stop us being able to get an indemnity policy? It was definitely done under PD as we have the structural plans the architect (maybe structural engineer?) submitted to the cancel and we have the letters from the council ok’ing the plans.

Anyone know about getting a FENSA cert after installation?

That would be *council

We had this just recently. The builders who did our extension never supplied an electrical certificate and 10 years down the line we needed BC sign off so we could sell. All we did was get an electrician in to check the work and provide a certificate (cost about £200). As the building control officer could see that was the only thing outstanding from their point of view he issued the sign off certificate without coming to inspect anything. Hopefully yours might do the same.

And I could be wrong but I don't think you need a FENSA certificate if building control have been involved and have signed off.

Thanks Thumbcat. That sounds hopeful for me!

Seconded about the fensa cert. We didn't have one but the guy who put the windows in plus our very nit picky solicitor said if building control signed off the whole thing, which they did, no need for a separate fensa cert.

If it were me I would Get it signed off. If you don’t you will end up taking money off purchase price. Do it when you have time and no big click ticking.

Clock I mean

This really isn't a big problem. I would certainly do it sooner rather than later, only because you don't have to worry about it any more. Get an electrician in to test and give you a certificate. And then get BC in to sign it off. If you've got receipts for building materials that will help, but they won't need to strip things back. It will definitely help you when selling if everything is signed and sealed.

Thanks again. Will get the electrical inspection done ASAP and then ask BC to come back and fingers crossed they’ll be ok with it all and sign it off.

"Sensus Do you think we should get the electrics certified then ask BC to come back to sign it off soonish? Or would that stop us being able to get an indemnity policy? It was definitely done under PD as we have the structural plans the architect (maybe structural engineer?) submitted to the cancel and we have the letters from the council ok’ing the plans."

It would, potentially, invalidate any indemnity policy, yes, since you'd be drawing the Local Authoritiy's attention to the fact that it hdn't been signed off properly. But hopefully it will gain you that proper sign-off, so the indemnity would become irrelevant.