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Original poster

Eeeek no building regs?!??

26 replies

Facebooksgoneonholiday · 30/10/2021 11:52

Our purchase has a rear ‘sun room’ built 2018.
It’s basically an extension, opens into kitchen where original french doors were (doors and fitting removed).
It’s brick and glass with one solid wall and mostly solid roof.
On the property info form they’ve said didn’t require planning Or regs, but I think it probably does?
Anyone know?

OP posts:
plumpylumpydumpy · 30/10/2021 12:01

Have a look on your council's website and see if they have a 'do I need planning permission?' section.

FurierTransform · 30/10/2021 12:17

Probably won't have needed planning but should have been built to the building reg standards of the time, and signed off etc. Not a huge deal if it's a good build but not actually signed off - I'd pay for an independent inspection to just check it looks a quality build/up to standards, and a cheap indemnity policy if necessary. Probably ask the seller to cover these costs.

Terminallysleepdeprived · 30/10/2021 12:32

Depends when it was built. It will have had to meet the legal requirements at that time. So it may require planning.

Either way though if they should have had building regs involved especially if there are any electrics in there. They would also have checked that the rsj over the French doors was strong enough to hold without the frame of the doors etc.

I would contact your solicitor and demand an indemnity policy as you may have issues should you ever sell. It would be wise to speak to your local planning office and get retrospective permission if it was needed and get building control invovled

corblimeygov · 30/10/2021 15:35

Sure I read on Houzz something about heat properties being important. It was about a lady wanting to remove the outdoor grade doors between the room and orangery. The pros answered that the orangery wasn't built to same thermal something as an inside room would have to be, so she shouldn't.

GenderAtheist · 30/10/2021 15:50

Just ask the seller to obtain a letter from the local authority confirming that the extension didn’t need to obtain planning permission or conform to building regs.

Then while you wait, start looking at other properties.

YogaLovingMum · 30/10/2021 16:02

Genderatheist is right. Because they surely did need at a minimum building regs. That us not to say they can’t get sign off now but will take a while so id continue to look, especially if you have time limit

whatsmybabysname · 30/10/2021 16:57

If the room is not separated from the main house with doors then it needs to meet building regulation standards. Also if it is separated from the house it is not allowed to have gas central heating in it.

whatsmybabysname · 30/10/2021 16:59

Also if anybody contacts the council to ask about this, then you can't have indemnity insurance as a pp suggested.

TheFlis12345 · 30/10/2021 17:01

Oh wow you’re in exactly the same situation we were in, right down to description of the room and dates!!! We got confirmation ours didn’t need planning as it was built where a conservatory was previously and the sellers got indemnity insurance to cover the lack of building regs certificate which our solicitor was happy with. We also got a second opinion from a friend of the family who is a surveyor and they agreed.

Daftasabroom · 30/10/2021 17:06

If the French doors have been removed it needs building regulations. Depending on size it is probably permitted development.

Meloncurse · 30/10/2021 17:12

Assuming in England it'd definitely need building regs. Highly likely if there's a lot of glazing it wouldn't actually meet regs hence the lack of application.

bigbluebus · 30/10/2021 17:37

We had our wooden windows replaced and needed building regs 2 years ago so pretty sure that extension would have needed building regs.

wizzkidd · 30/10/2021 21:18

2 options - indemnity insurance or ask the vendors to get retrospective planning (if needed) and check building regs.

Original poster
Facebooksgoneonholiday · 30/10/2021 22:33

Urgh.
Its got a radiator in it that is part of the
Main housing heating.
My concern is buying it now with indemnity doesn't stop it being a problem for us to sell in future, and also who would do it without recommending/getting building regs, shoddy workman?

OP posts:
Original poster
Facebooksgoneonholiday · 30/10/2021 22:34

I don’t think it needs planning but I do think it needs building regs.

OP posts:
LIZS · 30/10/2021 22:36

Vendor can apply retrospectively for building regs or the builder may have arranged it separately. Likely to be Permitted Development as long as the property has not previously been extended or had its rights removed

MrsFezziwig · 30/10/2021 22:39

Terminallysleepdeprived

Depends when it was built.

Literally the first sentence of the OP says it was built in 2018.

DamnYouAutoCarRental · 30/10/2021 22:45

I've seen this done, the builders will probably have built it as a 'conservatory' or 'sun room' which doesn't need regs (or has very different ones) and then after it's been signed off the owners take the external doors out and stick a radiator in.
Do you think the room will be cold? Would the house work if you replaced the doors to make it an external structure? Can you afford to make changes to bring it up to standard?
If you can live with it as it is, I'd get the indemnity off the current owners and carry on, but be aware that you can invalidate the indemnity if you start making enquiries about building regs, so you might make your life very awkward if you want to ask about bringing it up to standard in the future.

Terminallysleepdeprived · 30/10/2021 22:45

@MrsFezziwig

Terminallysleepdeprived

Depends when it was built.

Literally the first sentence of the OP says it was built in 2018.

Haha that will teach me for reading whilst half listening to dd prattle on
HalloweenScrooge · 30/10/2021 22:49

Worth noting that all an indemnity will cover is having to get building regs in the future. It won’t cover any remedial work if the structure is unsound. Not that likely from the description, but still.

MrsFezziwig · 30/10/2021 22:59

Literally the first sentence of the OP says it was built in 2018.

Haha that will teach me for reading whilst half listening to dd prattle on

@Terminallysleepdeprived having now noticed your username I probably should have been kinder Grin

GenderAtheist · 30/10/2021 23:23

People talk about an indemnity as if it will solve all your problems. It won’t. It won’t cover the cost of tearing it all down / redoing half of it if it’s doesn't meet building regs. It won’t cover the inconvenience of living on a building site while it’s fixed.

And you will have the same problem when you come to sell it ( unless you want to wait for 10 years ).

If the sellers won’t get a letter of comfort ( or a completion certificate) from the local authority then walk away. It’s WAY too much hassle.

user1487194234 · 31/10/2021 06:28

I would push for retrospective consent
Indemnity insurance is not the magic bullet some people to

TedGlenn · 31/10/2021 08:55

Doesn't directly answer the OP's question but we built what sounds like a very similar sun porch and applied for building regs through correct channels. We had central heating in there. At the time of the inspection, we did not have the French doors in place (we had ordered new ones, it was always our intention to have them) so I had to send the inspector a photo of the French doors once fitted, before he signed it off. So on the basis of our experience, it might suggest that unless the French Doors are reinstated, you wouldn't get building regs anyway.

mayblossominapril · 31/10/2021 09:12

I think if you put the french doors back in it would comply with building regs.
I wouldn’t back out for a sun room without building regs but I would back out of loft conversion.

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