do we need building regulations for knocking down a wall?

[ChipmunksInAttic]

We’ve knocked down the kitchen wall last summer and put in a beam to support per structural engineer’s recommendations. Our builders advised we didn’t need building regulations for that at that time. Now we are remortgaging and being asked for certificate/permission by the lenders. What should we do now?

Thanks in advance for any advice.

We did when we did the same thing.

Just to add, we had included that work into our planning permission. Would that be enough for the lenders if we combine that with a letter from the builders?

Could you advise how long did it take for you?

Building regs and planning permission are, unfortunately, totally different things and handled completely separately.

We had to get our beams checked and signed off before the builders plastered over and painted etc when we removed walls. I can't see the lender necessarily taking your builder's word that all was done properly as there are so many bodgers out there taking short cuts.

If you're doing the re-mortgage through a solicitor, the lender may accept an indemnity policy instead

You can get a private building inspector to sign off on the work but they would need to be able assess the work was done to the regs on the plans surely? We had inspections around whether the walls could support the extra steels as wel as after steel insertion

Yes, assuming in England, you need building regs to remove a load supporting wall. You can apply retrospectively, but it will probably require exposing the beam to get it signed off.

It seems we are in trouble then :(

Would you go for a private building inspector to sort it out quickly or is the indemnity insurance is wiser? Anybody has any experience with that?

Unfortunately builders sometimes advise that Building Control approval isn’t needed, to avoid it slowing down their work (or to avoid a Building Control officer spotting anything they have done which doesn’t meet regs). But my advice is always check yourself.

You can speak to your local council and ask for timescales, and do the same with a couple of private building control firms (assuming you are in England). But dig out your structural engineer’s calculations and design paperwork now as they will need to review these against what was built.

I’ve no experience of indemnity insurance, sorry.

Yes we’re in England. We’ve been here for 5 years now and very painfully we’re learning all the procedures…

Thank you very much for your advice.

Assuming the steel is exposed and not hidden above a ceiling.

Building control will need to be able to confirm 3 main things for a steel in a load bearing wall.

That it meets the spec decided by the structural engineer which is basically it's size which they may be happy to verify by estimating from the finished size.

That it has the correct fire protection, often 2 layers of plasterboard which is where estimating the size gets a bit problematic.

That it has large enough bearing and the bearing is a suitable padstone.

I'd be tempted to make a couple of easily repairable inspection holes so building control can see what's been done after talking to them and asking exactly what they need to see.

People do use indemnity insurance but it might reduce your choice of lenders which might be an issue in the present market.

Had a load bearing wall/steel beam put in family home. After splitting with my ex and putting the family home on the market, realised that ex saying he had done the paperwork was a complete lie.

We had planning permission/plans etc so that was ok but he'd never organised the final building regs sign off.

So they came round and did it retrospectively - had to pay but that was fine. So don't panic, it can be done after the work is complete. Just get in touch with your local planning/regs department.

Don’t worry OP. We did the same thing. I just called the planning department of the council, they sent an inspector the next day, who said ‘all looks fine to me’ and sent me the regularisation paperwork the same day. £250. Good luck

You can get a private building inspector to sign off on the work

Not if the work has already been done. Private inspectors can only inspect work is they are appointed prior to the commencement of the job. As the work has already been done OP's only option is the Local Authority building department.

thanks a lot for your kind replies!
We also have pictures of the beam during the installation and structural engineer calculations on the plans, so I’m hoping it should be alright. only worry is if takes long and we miss the mortgage offer because the rates are going up every moment 🥲

Just give building control a ring in the morning, they're usually pretty accommodating.
Pictures of during installation will help a lot.
They'll want a copy of the structural engineers report

Yes l, contact the Building Reg Dept at the Council they should be able to give a retrospective consent which should satisfy your new lender.

Just an update for the people who could be having similar concerns:

I’ve called building regs today, they made a regularisation application for us. paid the £450 fee and booked a visit from an engineer the same day. The engineer checked the structural engineering report, checked the installation pictures, measured the beam but didn’t ask to expose it, checked if we have smoke detectors and that was it. We are told the certificate should be available in a week or so.

Good news @ChipmunksInAttic