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Original poster

Building regs

58 replies

Redhound · 03/07/2021 12:21

A well respected local builder is meant to be converting my (attached to house) garage into a guest suite. However I asked him recently about building regs and he didn't think they were necessary for the project. Does that sound correct? There would be no external works just the 'up and over' door being replaced by a french doors/window. No planning needed I checked with the council. Thanks

OP posts:
Wingedharpy · 03/07/2021 13:55

Quick Google search says building regs are required as it's being converted to "change of use".
But, I know nothing.....

Original poster
Redhound · 03/07/2021 15:16

Thank you :)

OP posts:
CasperGutman · 03/07/2021 15:38

He may be confusing planning permission and building regulations (though in fact both may well apply - I'm certain they would here as we're in a conservation area).

Original poster
Redhound · 03/07/2021 16:26

Hi I have checked with the council and they have confirmed it is within permitted development. The builder knows this so I am confident he is talking about building regs. I am just trying to work out if a; this is correct and b; whether it matters if there are no BR so long as it is built well by a reputable builder. No plans to sell for a long time. Dont want to get caught out though. Thank you

OP posts:
hedgehoglurker · 03/07/2021 16:28

We needed BR for a similar conversion last year.

Original poster
Redhound · 03/07/2021 16:31

Ah OK thats useful thank you!

OP posts:
HappyBirthdayMrPresident · 03/07/2021 16:32

The council should also be able to tell you that think they should have a building standards department as well as planning

Original poster
Redhound · 03/07/2021 16:38

Ok thanks. Guess I will need to contact them.

OP posts:
Chocolategirl19791 · 03/07/2021 16:42

We did a garage conversion and needed building regs and needed this when we sold. Everyone I know who has done a conversion needed building regs. I would wonder why a builder isn't getting them as they're required so question the quality of the work. You will have issues selling without them

Sunflowergirl1 · 03/07/2021 16:48

I can't imagine you don't need them...you have to have BR or equivalent for new windows, new boiler etc....

bumbledeedum · 03/07/2021 17:31

You will need building regs. You'll also need an electrical safety certificate for new electrics and FENSA for the new window.

Original poster
Redhound · 03/07/2021 17:38

He is definitely an excellent local builder, no doubt about that. I think it's because we live in darkest, rural South West where its a bit lawless.
I dont plan to sell or certainly not in the short or medium term but realise it might be an issue if my plans change or could the buyer not get the relevant insurance..?
bumble yes I would definitely be very careful about getting the right electrical and FENSA certs
Thanks for the advice

OP posts:
Daphnise · 03/07/2021 18:41

I think you need to get a lot more clued up before you deal with his builder- for your own sake.

Original poster
Redhound · 03/07/2021 18:53

Daphnise what do you mean by this, I do trust his building skills I just need to look into the BR side

OP posts:
Fuckingcrustybread · 03/07/2021 19:13

IMO building regs are more important that planning. There are rules and regulations to follow when building and converting premises.
You say that you're having a guest suite in your garage, will that include a bathroom? If yes, Where is your soil pipe, how will the human waste be transported to the sewer? How much insulation will be used to make the room habitable, there are rules about what type of insulation will be needed.
The change from an up and over door to a window is relatively easy, what size will the lintel be? Is it going to be big enough to support the wall above and below the window.

Original poster
Redhound · 03/07/2021 19:34

Fuckingcrusty I understand your point but I do totally trust this builder's skill, he has built many houses and extensions over decades locally and is well thought of.

OP posts:
brieandbacon · 03/07/2021 20:00

We've just done an identical conversion. You do need building regs. Inspector has to come round to check flooring/insulation, loft insulation, window lintel, new foundations if you are putting wall/window where garage door is, drains if you are having shower room. Etc. You can apply for this yourself. It's easy. You have to name your builder on the form and away you go. No planning permission needed.

CasperGutman · 03/07/2021 22:06

@bumbledeedum

You will need building regs. You'll also need an electrical safety certificate for new electrics and FENSA for the new window.
It 100% needs building regulations sign-off. I don't think you need a FENSA certificate for the windows though.

FENSA certificates allow window installers to self-certify compliance with building regulations. If the windows are installed as part of a bigger project where building control are signing off compliance anyway, then they can just be installed by the builder and signed off along with everything else.

HasaDigaEebowai · 03/07/2021 22:46

Of course you need building regs as vdd add of course he knows that. He was just trying to get away with it so that he could do things more quickly and cheaply and cut some corners.

Our very respected builder tried to do the same. Don’t get talked into it since it will come back to bite you when you sell. Just pay the fee and di if properly.

HasaDigaEebowai · 03/07/2021 22:47

Typos! Sorry!

pilates · 03/07/2021 22:49

A good reputable builder would know you need building regs

HasaDigaEebowai · 03/07/2021 22:50

He knows

MindatWork · 04/07/2021 08:29

You definitely need building regs OP - we’re in the process of selling our house at the moment and are having to get an indemnity policy because there are no building regs for the (very simple) conversion of half our garage into an office space. The work was done by the previous owner but wasn’t flagged when we moved in so it hasn’t come to our attention before now.

He literally just put a stud wall up, interior door, laminate floor, false ceiling and a new light fitting. I imagine a guest suite will be much more comprehensive.

Your builder’s having you on.

HasaDigaEebowai · 04/07/2021 08:33

It’s much much easier for builders to crack on without dealing with the building inspector. Mine spent more time trying to persuade me not to bother with building regs than he has on any other part of the job!

bumbledeedum · 04/07/2021 09:31

@CasperGutman the window fitters supply a FENSA certificate on installation which is then provided as part of the whole building regs application to building control for sign off of the total build but a certificate is still produced. If the OP doesn't bother getting BR she would still have the certificate separately.

@Redhound building regs gives future buyers an assurance the work has been undertaken safely. The indemnity insurance you've mentioned only protects a buyer from enforcement action, it doesn't give any comfort the building work is safe (especially important if any internal walls are coming down/doorways being created or widen for example). You only need to look back through the property/diy section to see posts where people have pulled out because vendors couldn't provide BR certification and there would be too much exposure work involved to get retrospective sign off. It's not just paperwork, it's peace of mind for safety and as much as you know and trust your builder, a future buyer is unlikely to be able to have the same confidence in the quality of the work without independent sign off.