Building regs

[Redhound]

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

@bumbledeedum but only FENSA-registered window fitters give you a FENSA certificate.

FENSA stands for the 'Fenestration Self-Assessment scheme' and is a means for registered installers to self-certify compliance with Building Regulations without the need for a separate assessment from Building Control.

Windows can be installed by anyone. If they're not FENSA registered then it just means they can't self assesd their work and you will have to get Building Control carry out an assessment and sign off compliance.

If you're just having a replacement fitted for an existing window, getting Building Control in is inconvenient and an additional expense, so using a FENSA installer is a good idea.

On an extension project where you need Building Control to sign off the rest of the work anyway, it really isn't a problem getting them to sign off on the windows while they're at it.

Building regs is not compulsory unless you intend to sell at some point...it is good practice to obtain it however.

You don't need the builder to do it for you, you can apply yourself and just book the inspections as and when

Great information thank you everyone. Is it much hassle getting an indemnity policy though as this could presumably be an alternative

An indemnity policy is not an alternative to building regs. It won't ensure that your work is done to the appropriate standards. The insurance protects a future owner of your house from legal costs associated with having to put right work not done to the right standards.

@Terminallysleepdeprived I don't think that's right. Complying with building regs is a legal requirement and is not optional if the work done requires it. You can be prosecuted and fined if you carry out work which contravenes building regulations.

@Redhound as pp said that’s not really how it works and not all buyers will accept an indemnity policy.

Some will insist you get inspector out and pay to have the work brought up to br standards as a condition of the sale.

You certainly shouldn’t choose to have extensive work done without br and just plan to get an indemnity further down the road. It’s not an alternative.

Why would you? Just do it properly. Notify the council and depending on what you are doing there are varying costs. Ours was about £850

Thanks all, this gives me some more ideas for when I next speak to builder

Our lender wouldn't lend for a property we wanted to buy with the same and no building regs, the seller quite blasé about it and solicitor told us the same as above re indemnity policy. It sold for a lot, lot lower than the asking in the end, about 30k if I remember correctly. Just get it done properly, it's really no extra hassle whatsoever.

Thanks De88. Wise words. I think it's just because in my head I am not going to sell but plans change, so I ought to factor this in

OP - do I need building regs?
Everyone - yes you do for X, Y, Z reason
OP - but I don't think I do though

Why ask if you don't want to listen to the answers you're given?

You might not be planning to sell any time soon but eventually your house will be sold (even if it's after you eventually pass away) and the lack of building regs could prove problematic even decades down the line.

As PP have stated, it's also not optional but a legal requirement, there's nothing to stop the council forcing you to undo all or part of the work if you breach the regs. Just pay the nominal fees (compared to the cost of building work) and follow the rules like everyone else

Fwiw op I dont think your builder is that uncommon. After posting on this thread I spoke to my DM who had fairly a fairly major conversion job done on her garage a few years ago.

She depended on the builder for everything and is fairly naive about planning/building related issues. She’d never heard of building regs and had no idea she needed them.

This guy is also very well respected local builder, booked up months and months in advance etc.

Yep 'change of use' is what I thought of. So things like adequate ventilation, fire exits, correct insulation, smoke alarms and such. I'd just email your LA and ask. We did that and it saved sooo much time.

You need building regs. Contact the council and don’t be afraid of the builder. You come across a bit like you’re worried about upsetting him by pushing for the building regs. That’s doesn’t sound like the right dynamic to me. Tell him the council referred you to building regs after they confirmed you didn’t need planning permission if you feel it would make it easier between you, but get all the requirements in place before you start or it will be expensive and possibly dangerous to fix later

bumble you are being rude and your opinion of my thought processes is totally wrong, I am not sure why you have to be so off about it.
Little, I am not afraid of upsetting the builder, I am just trying to see the whole picture and get others' opinions which has been very useful as they have confirmed my original thoughts.
I have another good builder lined up if need be; I originally assumed I needed BR which was not an issue for me at all, I was just surprised when a respected builder said the opposite but it now seems he is wrong but not unique after what Mindat work has said.

Op please make sure you get proper advice from the council. My neighbour spent £££ thousands on an extension, all the builders she had round kept saying it’s allowed, your neighbours(us) can’t do anything about it and the council have rejected the retrospective planning application. They may have to have the extension removed at their own expense. A very expensive mistake! Whilst I don’t know the specifics of your case, my advice is do not trust builders without confirmation from the council.

@Redhound
"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."

For such a good builder it is surprising he doesn't know. Our builder told us straight away what was required

He knows, he wants to crack on saving costs and cutting corners and not having to worry about troublesome things like glass efficiency, thermal breaks and the current rules on insulation

Thanks for the additional useful replies.Shopaholic that's a cautionary tale but I did approach my council directly regarding PP & they said what I wanted to do would be within permitted development.
Sunflowergirl & Hasadig, as I mentioned upthread I think it may be because I live in the SW where many people tend to be quite lawless; I am confident he is not the sort of builder to cut corners but he definitely doesn't suffer fools so I am guessing he doesn't like officers telling him what to do.. he said he has done his own house without BR!

Planning Permitted Development has nothing to do with building regs
It can be permitted development and it will still require building regulations
I am an architect and have done a couple of garage conversions and I can't think of any that haven't required building regs because of the improved building fabric performance requirements at the very least.
Builders even very good ones are often not on top of all the regulations and as the buck stops with you not them they don't have to worry about the consequences, and in fact most people don't even realise until they come to sell.
Here is the government's own advice on the requirements for a garage conversion

https://www.planningportal.co.uk/info/200130/commonprojects/25/garagee_conversion/2

Your builder is just plain wrong. 🤯

DH is ex Building Control.

You DO need BRegs, but can do it as a Building Notice - normally the local Council will accept this even if you have begun work, as long as it's not complete.

Don't waste your money on indemnity - it's not worth the paper it's written on.

Hi thanks wonkylegs I do realise the difference, it was another person on this thread who was talking about PP and I replied to them.
I have been on the portal before but I will have another look thank you.
I think the builder thought I might want to convert the garage back again before I sold it so maybe that's where he is coming from. Thank you for the additional advice I am risk averse so will make sure I get it done properly

Thank you creative builder. I am sure he originally said he would arrange a building notice which is another reason I was thrown when he later said not to bother. I will look into a building notice

he definitely doesn't suffer fools

Well if he genuinely doesn't think this needs building regs (rather than lying to you about it for an easy life) then he must find looking in the mirror a constant challenge.

Just remember.

It is YOU and not him that will be in trouble if/when you come to sell your home.

You can apply for a BNotice today. He doesn't need to get involved.
You will need to arrange for Building Control to inspect the work (probably new founds and pre-plaster)

If you don't, and a lot don't like my brother you may be invalidating your home insurance too.