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Original poster

House Purchase - Inhabitable Garage Conversion

107 replies

Owlgirl14 · 30/04/2024 16:25

The house were in the process of buying has a part 'garage conversion' and was advertised as being a habitable room ie study/snug/bedroom etc.

The solicitor has already queried building regs with the sellers to which they said it didn't need them.

The survey has flagged up the alterations are unlikely to comply with current building regs and said it is inhabitable and referred to it as a store/outbuilding.

Has anyone encountered this at all?

I can only really see our options being 1) the sellers rectifying it and getting the work done and building reg sign off but doubt they would agree to this 2) Us getting quotes and getting the work done after completion 3) Walking away as we aren't getting what we thought we were/advertised

OP posts:
marzipanlover81 · 02/05/2024 20:22

MaryFuckingFerguson · 02/05/2024 17:38

The part M requirements re door widths are for new dwellings and only in certain categories. A standard width door is all you need. No-one will be looking at your door widths. Trust me.

i’m presuming they’re not standard width if been raised as an issue

Original poster
Owlgirl14 · 02/05/2024 20:57

@marzipanlover81 yes the survey said small door opening. It has a standard size door but then a smaller passageway into the room and a step down which I've been told means it won't have insulation in the floor. Also fire issues are the small passageway and only one means of escape as the window is small and higher up. So possibly that wouldn't meet regs from 9/10 years ago.

It's all a minefield to be honest so will be chatting to the surveyor and our solicitor.

OP posts:
Original poster
Owlgirl14 · 02/05/2024 20:59

schloss · 02/05/2024 19:50

The alterations only need to meet the regs for the time why were done, so if completed 10 years, then the regs 10 years ago will apply.

If you wish the "room" to meet today's regulations that is a cost you must pick up not the vendors.

There are 3 issues at play here:

  1. How the description was on the EA details - there is always a disclaimer for any errors though and it up to people to do due diligence
  2. The regulations and sign off for when the alterations were made - were any required, if yes it appears sign off was not obtained for whatever reason. It does not mean the regulations were not adhered to though
  3. The information you are being given and your requirement for the alterations to meet the current building regs

Item 2 and 3 are the key factors here, the room may be fine for the regs at the time it was altered, it is not unsafe and is fine to be used, therefore the description from the EA may have been correct. You are choosing to insist the room meets todays regulations, and if they do not to want a reduction in price. Unfortunatley I think you are asking for something, if I was the vendor I would not agree too. If you wish to have everything to meet todays regs that must be at your cost. As an example, many fuse boxes will not meet the regs today, but when installed will have met the part p electrical requirements at the time. They are still safe but do not meet current standards.

Unless you buy a brand new house no house will fully meet todays regulations.

But say it doesn't meet regs from 10 years ago, then it would need works to meet todays regs then to get sign off. Is that right?

OP posts:
marzipanlover81 · 03/05/2024 08:03

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Original poster
Owlgirl14 · 03/05/2024 09:06

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There were some viewings but it hadn't been on the market long. I think we're already paying over the odds at full asking price but it had everything we were looking for (or so we thought) and had sold ours too.

We are now not in any rush until we digest and resolve this.

OP posts:
GasPanic · 03/05/2024 13:14

There are a lot of people out there who have "questionable" modifications.

Two types for me. One is ones that make it less livable. (such as lack of insulation). The other which is a lot more serious are ones that make it structurally unsound.

It sounds like your missing lintel could be the latter.

Anyway, as in all of these things, find out what it is worth to you, then discount appropriately.

I would assume the room is a garage. And that any worrying structural problems would need to be put right and base my price on that.

Original poster
Owlgirl14 · 03/05/2024 20:56

Interesting talk to the surveyor has revealed that he thinks it's generally overpriced anyway. Other similar properties have been selling for £15k less and have better F&F like a new kitchen or conservatory. F&F are average and will need updating.

Then there's the issue of the garage conversation, he's recommended getting quotes to bring it up to building regs so can be used as a room.

Then to liaise with EA to negotiate on price.

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