what shall we do with existing roof conversion

[ProDave]

Do you feel inclined to post some pictures so we might get an idea what complies or not?

 

The major things are Structure.  BC will probably want the structure exposed so they can see if it is adequate and possibly structural engineers calculations.

Insulation:  Proof the walls and roof are insulated to required standards.

Windows and fire escapes, a window will need to be a maximum height from the floor and a minimum opening to be used as a fire exit.

Stairs will need to comply with normal stair rules of width, steepness and headroom.

Fire doors if it is a loft conversion of a 2 storey property making it now 3 storeys.

[joe90]

17 minutes ago, ProDave said:

Insulation:  Proof the walls and roof are insulated to required standards.

but what standards? These have been rising over the years so which standard applies as we don’t know when it was converted ?

[Ferdinand]

9 minutes ago, joe90 said:

but what standards? These have been rising over the years so which standard applies as we don’t know when it was converted ?

 

There's a normal practice on which set of standards. Not sure whether it uses date-of-conversion or date-now though.

 

Advice to OP: You have what you need now - go and take some advice from a professional. There are probably things about which you are worrying unnecessarily.

[joe90]

11 minutes ago, Ferdinand said:

or date-now though.

if that’s the case it will not pass even if it was done to regs a few years ago. I concur, professional advise required.

[nina]

2 hours ago, joe90 said:

if that’s the case it will not pass even if it was done to regs a few years ago. I concur, professional advise required.

 

I have contacted a local specialist who told me that if the loft room is 10 or 12 years old, it then will automatically become a 'legal' room is that true? Anyway he will pay a visit soon and advise what needs to be modified to comply building regulations. thanks again for everyone's kind advise 

[joe90]

Great, please report back on his findings and comments (fir future questions on this subject).

[nina]

1 hour ago, joe90 said:

Great, please report back on his findings and comments (fir future questions on this subject).

 

my partner phoned someone else, I think everyone has different opinions now... the one I consulted suggested that if it is over 10 or 12 years then the room itself will be legal already, that saying nothing need to be done further. However the other one advised that if it is built in recent years, then the whole room needs to be taken down and start from sctrach to meet new standards. Phoned local building control who advised that I can pay for a surveryor for site visit who may need to open up places to check in depth, but things can be kept if it meets standards. The problem I have is that no plan drawing was available, is it going to cause a big pain without this？Is it too late to find archetect to draw up and point out things that dont comply regulations? I am thinking this might be more efficient and budget saving approach... 

[joe90]

Rather than a surveyor or structural engineer personally I would try to find a good local loft conversion company (check for good reviews) they will be up to speed on all things “loft”, structural, insulation etc etc. He will probably need to cut into the floor, walls etc to see what’s there. 

Edited December 4, 2020 by joe90

[nina]

5 hours ago, ProDave said:

Do you feel inclined to post some pictures so we might get an idea what complies or not?

 

The major things are Structure.  BC will probably want the structure exposed so they can see if it is adequate and possibly structural engineers calculations.

Insulation:  Proof the walls and roof are insulated to required standards.

Windows and fire escapes, a window will need to be a maximum height from the floor and a minimum opening to be used as a fire exit.

Stairs will need to comply with normal stair rules of width, steepness and headroom.

Fire doors if it is a loft conversion of a 2 storey property making it now 3 storeys.

not sure if the toilet or staircase (the height is fine just uncertain about steep and width) ， any advise will be highly appreciated... to start from strach is really gona be too much pain and money

 

Edited December 4, 2020 by nina

[Gone West]

If it was me I wouldn't do anything initially just do what I had planned. If it all goes tits up then look into having it checked, but doing that will involve invasive work.

[nina]

1 minute ago, PeterStarck said:

If it was me I wouldn't do anything initially just do what I had planned. If it all goes tits up then look into having it checked, but doing that will involve invasive work.

 

it never bothered us until recent as we need remortgage and realized that this is going to be a problem in future sales as one pointed out earlier... 

[joe90]

In your original post you said.   “On top of this we added a staircase and converted the loft room (including a toilet) “     So did “you” do it or did you get someone to do it, surely you can remember “how” you did it?, new flooring joists? What size?, how much insulation? Etc etc. As you want to re mortgage I think you need to get this sorted if only fir piece of mind. I still say a loft conversion company will put you right regarding your situation fir a modest fee. Then you can decide if it’s worth the work (money) or use it as storage.

[Gone West]

1 minute ago, nina said:

 

it never bothered us until recent as we need remortgage and realized that this is going to be a problem in future sales as one pointed out earlier... 

In the past when we've had mortgage surveyors round they've never stayed for long or seemed to take that much notice. If you can get the loan you want without changing anything it would save a lot of trouble. You can always make changes later and get it signed off if necessary.

[Bitpipe]

33 minutes ago, PeterStarck said:

In the past when we've had mortgage surveyors round they've never stayed for long or seemed to take that much notice. If you can get the loan you want without changing anything it would save a lot of trouble. You can always make changes later and get it signed off if necessary.

 

When we re-mortgaged our new build (15 or so rooms over 4 floors (inc. basement) ) to come off the self build mortgage to a high st lender, the surveyor was here for all of 10 mins - he just trotted round with his clipboard. Now, given we're a new build no doubt he was assuming that we were up to scratch on BC.

 

He did ask if we had a warranty, I said yes, he didn't ask for further details. However that was one guy, another may have been very different.

 

----

 

How you deal with your re-mortgage depends on your attitude to stress and risk.

• If you stress easily and are risk adverse then get some peace of mind from an independent expert - but probably not BCO just yet as you may want to see where you're at before getting on their radar.
• If you do not stress easily and can tolerate some risk then just crack on with the re-mortgage and only take action if it comes up.

However, if you're going to let this property out and people will be sleeping in that room then this is a very different situation as the consequences are much more severe (per posts above). In that case, get it checked out.

  

[nina]

1 hour ago, PeterStarck said:

In the past when we've had mortgage surveyors round they've never stayed for long or seemed to take that much notice. If you can get the loan you want without changing anything it would save a lot of trouble. You can always make changes later and get it signed off if necessary.

Thanks, I will find out if I can remortgage with current bank as they might just take an estimate figure on the computer 

[nina]

26 minutes ago, Bitpipe said:

 

When we re-mortgaged our new build (15 or so rooms over 4 floors (inc. basement) ) to come off the self build mortgage to a high st lender, the surveyor was here for all of 10 mins - he just trotted round with his clipboard. Now, given we're a new build no doubt he was assuming that we were up to scratch on BC.

 

He did ask if we had a warranty, I said yes, he didn't ask for further details. However that was one guy, another may have been very different.

 

----

 

How you deal with your re-mortgage depends on your attitude to stress and risk.

• If you stress easily and are risk adverse then get some peace of mind from an independent expert - but probably not BCO just yet as you may want to see where you're at before getting on their radar.
• If you do not stress easily and can tolerate some risk then just crack on with the re-mortgage and only take action if it comes up.

However, if you're going to let this property out and people will be sleeping in that room then this is a very different situation as the consequences are much more severe (per posts above). In that case, get it checked out.

  

so if we let out in the future, we need to make it clear in the tenancy agreement that the loft must only be used for storage and not as a bedroom since it does not comply with building regulations right?  what will result in us as landlord if they sublet?is it still our responbility if anything happens to the tenant?

[Bitpipe]

On 04/12/2020 at 16:13, nina said:

so if we let out in the future, we need to make it clear in the tenancy agreement that the loft must only be used for storage and not as a bedroom since it does not comply with building regulations right?  what will result in us as landlord if they sublet?is it still our responbility if anything happens to the tenant?

 

No idea, ask a solicitor.