jtkl2009

If it hasn't had a stair fitted in the past then it hasn't been done to Building Regulations. I know your asking the price to install a staircase but you should also consider the following: 1. If it has no stair and has no Building Regulations certificate, how do you know the rest of the construction was done correctly i.e. has the floor been strengthened correctly, is the insulation right? 2. If you want to get it fully signed off then you will need retrospective approval and there might be more than just a stair that you need in order to comply. 3. I don't think it can be advertised as a room by the agent if it is not fully approved, if anyone tries to sell it to you as an 'occasional room' then they know it hasn't got permission. Not trying to burst your bubble, just trying to help you see what else you might need to consider.

I may be wrong but I don't think you have ever been able to obtain Building Regs approval without a permanent staircase to a loft room. The room may have been upgraded at some point but I'm not sure who could state it was up to Building Regs standards - certainly not any estate agent I've ever met. If the escape isn't right then how can you be sure the rest of the work is ok? If the Building regs people had been out I don't think they would condone the rest of the works if the escape wasn't right? ---------- Post added 18-05-2016 at 22:54 ---------- Never heard of an original stair being made to be taken out - surely it would have been built to the standards at the time? Replacing it with a pull down ladder seems to me to say it was illegally converted incorrectly sometime in the past and the only way the sort it was to revert it back to a storage space

Are you sure about what your website says..... that you don't need Building Regs for a solid roof on the conservatory? I was led to believe that once a solid roof was fitted it was then an extension rather than a conservatory. My neighbour has just had a solid roof fitted to his conservatory and had to have Building Regulations approval. Apparently the roof system (Guardian) have an agreement with one of the Local Authorities for their design.

Just a point, if you are forming new window openings in a gable you will need Building Regulations approval regardless as you are forming a new structural opening. You will need a Building Regulations application as they have to control the new opening (lintels etc.) as well as certifying the glazing. I may be wrong (quite probably infact) but I think FENSA registered installers can only certify replacement glazing fitted in existing openings, not glazing in new openings?

New flooring is an existing room is not controllable under the building regulations in a domestic dwelling. If they suspect the loft is unauthorised then this may be what they are after, but if it is original then there is something amiss. Unless you alter a structural element (i.e. put in new floor joists) what you have described does not require any sort of Building Regs

Make sure that you or they apply for Building Regulations for the new roof. Legal requirement when recovering more than 25% of roof area. If your in Sheffield the price is £96 for Building regulations application, inspections and certificate.

Just a couple of things you should note with your proposed and carried out works: 1. The chimney breast removal should have had a Building Regs certificate unless it was fully removed from top to bottom. The insertion of steelwork as support is controllable work and as such requires certification. 2. Regardless of whether the wall between the hallway and lounge is loadbearing or not you will still need Building Regulations as you are opening the lower floor onto the staircase therefore forming all the upstairs rooms as inner rooms (alteration to Approved Document B - Means of Escape). If you do this you will need certification and at least one window to each of the upper floor habitable rooms will need to be suitable for Means of Egress. 3. Speak to the Building Control department - if you ask nicely I'm sure one of their inspectors may come and see you to discuss the work.

The only reason you would need to replace all the internal doors with fire doors on a domestic dwelling is if the works are to form a loft conversion then a 'protected escape route' is required. Only then would you normally replace doors leading onto the staircase with fire doors. Obviously without knowing your layout etc. it seem highly unlikely you have to change all the doors when extending the property unless you work is to the loft or you are drastically altering the internal layout. You say your builder has spoken to the Building Inspector, if I were you I would ring them directly and ask about the situation - wouldn't be the first time a misunderstanding may have occurred / translated to you.

With reference to permitted development, give the Planning Authority a ring (0114 203 9181). I'm sure they will be able to confirm if you require(d) permission. With reference to Building Regs, the addition of a pitched roof over a flat roof is controllable work as it is a structural alteration to the building (unless the building is exempt Building regulations - i.e. a detached garage or a porch). It would require permission and will be pulled up in a survey if you come to sell. Hope that helps you

An occassional attic room? Interesting concept. Without a permenant staircase (i.e. not a loft ladder) the area can only be classed as storage. I think you will find that any estate agent would not describe it as any sort of habitable room unless it had a complying access - and if they did I would be very worried!

Further to my comment about requirements, here is a link which specifies about the use of gallows brackets: http://www.haringey.gov.uk/chimney_breast_removal.pdf JTKL

Yeah I know its a pain but it is a legal requirement! To be honest, any reputable builder should point this requirement out to you when quoting for the works (not to get berated by any builders - the ultimate responsibility always lies with the property owner). JTKL

A few points for you to note here: 1. If the breast has been removed below and is unsupported then the works carried out previously have been done illegally. It is a requirement for Building Regulations application for any structural works being carried out and should have had adequate support fitted at the time. 2. The support is a neccesity in my opinion as any issues that you may have relating to property insurance will be immediately invalid if they find out this type of work has been carried out without the necessary paperwork / support. 3. You need an engineer to assess the requirements as every property is different and what may work for one property may not be suitable for another. 4. Gallows brackets can have consequential issues for your neighbour and your property may not be suitable (depends on a number of issues inc. wall thickness behind stack, projection of stack from wall etc.). 5. I suggest you telephone your Local Authority Building Control regarding your proposal and they will be able to give you advice - you will also need retrospective approval for the works. Hope this helps - I know a bit about these as i have had chimney breasts removed in a number of my properties and have always made sure i get the necessary paperwork. Regards JTKL

Unfortunately not...... a solid roof takes away is exemption from the building regs - it makes it an extension. Has a lot of implications with if the existing frame is suitable to carry the new roof, does the consevratory have foundations strong enough for the new roof etc..... Anyone who tells you otherwise is wrong...... My friend has just done the same to his house and had to have building regs approval - he also is in NE Derbyshire

The main issue to point out - whats your doing is a loft conversion and will require possibly planning and definately building regulations permisson. The formation of any habitable room in the loft is a conversion and must comply to all the relevant regulations (fire escape, insulations etc.) Bear in mind no room should be entered from a loft hatch / loft ladder - this is not an acceptable approach - after all u wouldn't want to try getting out of one of them in a hurry in a fire!!!