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Original poster

Building regs- load bearing wall- help

12 replies

foreverfamilyhome · 20/09/2024 22:55

Hello, hoping for some advice from those with knowledge in this area please.

We are selling our home and have made some improvements that included removing a load bearing wall & installation of rsj.

We were (naively) not aware that this needed signing off by building control and so do not have this certificate.

We know that this will be flagged by our buyers solicitors. What are our options here?

TIA

OP posts:
PassMeTheCookies · 20/09/2024 23:11

Do you have any pictures of the progress of the works? To show the RSJ, the plaster boarding around or, etc.? It could help show it's been done to standards.

We've actually just done the exact same thing, and thankfully we have taken photos. Our builder didn't mention needing building regs and we're naive to it all. It was someone at work, whose husband is a builder, who mentioned it to me. She said that if I were to sell, a building inspector would come around and we'd need to chip off all of the plaster and plasterboard back to the RSJ for them to inspect it and sign it off, then we'd need to put it right.

JC03745 · 20/09/2024 23:21

Who advised you which size RSJ you needed? Surely they mentioned needing building control sign off?
We've just renovated what had been a derelict property and removed walls and opened up for large bifolds. We had several RSJ's installed. The building control guy that had seen the entire build from the start went off sick! The next guy wanted photos of everything! Luckily, I had enough to show, along with the specs of the actual RSJ's that were installed.
Hopefully you have the original receipts, or can contact the RSJ company you used to get the specs and have pics of the build from start to finish?

Radionowhere · 21/09/2024 07:02

They may want a letter of comfort from building control. Fairly standard but you'll need to be able to provide information, and it'll need to be correct. Or it might not come up. You've got a choice to make, get it sorted out preemptively or wait and see. Less stressful to do it now I would suggest. Obviously if it wasn't done correctly it'll have to be made good.
You'll need a structural certificate I would think but building control will advise.

Radionowhere · 21/09/2024 07:06

Actually, if it's recent work it may be a retrospective building warrant rather than a letter of comfort. It's going to cost a bit of money OP, but money you should have paid out at the time anyway.

Original poster
foreverfamilyhome · 21/09/2024 07:50

Thank you.

Honestly I don't know how we didn't know about this, or why if even not the builder, the structural engineer didn't tell us when they worked out the rsj requirements.

So I have pictures of the work as being done, I'm trying to see if we have a receipt for the rsj. I have email from me to builder with sizes for rsj as the structural engineer must have communicated with me.

Would building control come and make a huge mess of what's been done to inspect? When you say it will cost for the retrospective any idea how much? Does this have to be done by LA or can a private structural designer do this?

The beginnings of a stressful move....
Thank you

OP posts:
Original poster
foreverfamilyhome · 21/09/2024 07:53

PassMeTheCookies · 20/09/2024 23:11

Do you have any pictures of the progress of the works? To show the RSJ, the plaster boarding around or, etc.? It could help show it's been done to standards.

We've actually just done the exact same thing, and thankfully we have taken photos. Our builder didn't mention needing building regs and we're naive to it all. It was someone at work, whose husband is a builder, who mentioned it to me. She said that if I were to sell, a building inspector would come around and we'd need to chip off all of the plaster and plasterboard back to the RSJ for them to inspect it and sign it off, then we'd need to put it right.

Did you get the rest retrospective sign off? Did building control come out and chip away at plaster etc?

OP posts:
PassMeTheCookies · 21/09/2024 08:28

@foreverfamilyhome We've only done the works in the past few months so it's very recent for us, and we're nowhere near selling the home. We actually done the works to make it our forever home so I don't think we'll be faced with this problem at any point, but who knows.

We haven't got retrospective sign-off and we're not really sure what to do. We've spent months in dust and building works, I'm not sure we have it in us to go through anymore of it just now, if our only stumbling block might be a future resale which we have no plans of right now.

My friend at work said if we can show pictures of the RSJ, how it's been installed, that it's plaster boarded in pink, etc., then it may help in not needing to take it all back to the beam.

In terms of cost, I think you've be looking at a couple of hundred for a plasterer to take the existing plaster and plaster board off, and re-do or once signed off.

HairyFarnbarn · 21/09/2024 09:17

I bought a house exactly like this, where they had removed a section of wall into the kitchen and not got approval at the time. i believe the sellers father was a builder and had done it himself.
we made them apply for retrospective approval.

When we moved in they had removed a small 2inchx2inch section of plaster to the RSJ which they left on the side for us.

that was the extent of it, all worked out fine.

Radionowhere · 21/09/2024 09:19

Building control won't disturb the work done, at least not in my area. If you've engaged the services of a structural engineer and can provide proof of purchase of the materials then that should be ample evidence of the work that's been done and it would be reasonable for them to certify on that basis provided everything complies.

Radionowhere · 21/09/2024 09:22

I suppose if you can't provide any proof they would need to see what's been done. They wouldn't make you do it, it's up to you, they just wouldn't give you a building warrant without sufficient information about what's been done.

NonmagicMike · 21/09/2024 10:04

As per the above, you’re going to get a load of responses of differing types from no issue to strip it all back to the beam. The only people who are going to be able to tell you are your council building control team. Give them a call, they are certainly where I am very happy to chat through things informally and give advice. As you say, you know that this is going to get flagged by your buyers solicitor, so if it were me I’d be getting on with the hassle now as opposed to delaying your sale by months whilst you get in the queue for building control inspection. If it’s bad news and they want it striping back to the beam for inspection then the cost shouldn’t be too high. May well as a poster above just want a small section cutting out to see the padstones, and if you have the receipt for the beam then they shouldn’t need to see it all.

Spinet · 21/09/2024 10:14

Are you absolutely sure it wasn't done at the time? Have you spoken to your builder as usually they would mention it? I'm not sure how you would do the process without knowing. I'm not saying that to needle you I'm just wondering if you go back through the process of the build something will occur to you. For example our builders have always told us of BC companies they have worked with rather than getting the council in.

Otherwise, yes, building control at the council.

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