Any risk buying a house without completion certificate for work done?

[h2o1 10]

the work was done quite many years ago and the council can no longer enforce any inspection upon it. any risk for buying a house like this?

[Craig_ 10]

Can you give more details h2o1 - 'the work' is far too vague a description...

[Gleadly 11]

Depends what the work was.

 

You might have problems getting insurance if anything serious is wrong.

 

Are you having a full survey carried out?

The surveyor might be able to advise you before he does a full survey.

 

Can you give any more info?

[h2o1 10]

it's a garage to study conversion.

 

---------- Post added 25-06-2013 at 19:05 ----------

 

yes, a home buyer survey was done. we seek the certificate under the suggestion of the surveyor. now that the vendor is not willing to get a retrospective certificate (the original certificate was either lost or never been signed off), the surveyor says an indemnity insurance would do, but my solicitor says indemnity insurance is useless in this case. I'm a bit lost now...

[Gleadly 11]

When was the work carried out?

 

I'd certainly seek the advice of the planning department.

 

Our posts seem to have crossed.

 

Will the council give retrospective planning permission, if required?

At what cost?

 

Does the price reflect this issue?

Edited June 25, 2013 by Gleadly

[Craig_ 10]

Is the garage attached to the house? Is it a single garage/single storey?

To what extent is the conversion - is it simply furniture (use) or more substantial a conversion (multi-story etc..)?

 

It could be fine but would need more details...

[h2o1 10]

it's an integrated ground floor garage converted to a study (3-story house).

 

the council says retrospective planning permission can be given, but at a cost of around 500, which also involves costs for any work that needs to be done. the owner is not willing to do so.

 

haven't talked about price reduction yet, not sure how much would be appropriate. otherwise, we liked the house.

[Craig_ 10]

When was the conversion undertaken - approximately?

To what extent is it converted - can it still be used as a garage?

Has the garage door been taken out - if so what has replaced it?

Is it still a single room internally or subdivided into smaller rooms?

Have there been any new openings created in the exterior walls - new doors/windows?

Has there been any new services - electrics, heating, WCs etc.. added to the space?

[h2o1 10]

many thanks.

 

1) When was the conversion undertaken - approximately?

 

don't know exactly, but should be more than 5 years ago or even longer. it's not done by the current owner so he wouldn't know either - he bought the house the way it is.

 

2) To what extent is it converted - can it still be used as a garage?

to a large extent i would say

 

3) Has the garage door been taken out - if so what has replaced it?

 

yes, replaced by two windows.

 

4) Is it still a single room internally or subdivided into smaller rooms?

 

two rooms as it was a double garage.

 

5) Have there been any new openings created in the exterior walls - new doors/windows?

 

I think a door was added, as well as wall that separates two rooms.

 

6 ) Has there been any new services - electrics, heating, WCs etc.. added to the space?

 

there should be electricity and heating added. Hmmm, looks like a major conversion then?

Edited June 25, 2013 by h2o1

[biotechpete 10]

There's no planning consent required AFAIK. The work normally needs signing off by building control to check that it complies with the current regulations.

 

The risk is that the work has been done poorly or at worst dangerously, though if no structural changes have been made, then presumably it'd be unlikely to fall down. It could have been done really well. Most likely if done on the cheap, it won't comply with insulation and perhaps fire requirements.

 

It is a risk, unless you know the regs and can inspect the work yourself or get retrospective approval from the council.

 

 

Posted from Sheffieldforum.co.uk App for Android

[Craig_ 10]

Thanks for that h2o1 -

 

The reason I ask is that there is nothing to stop someone using a garage as something other than vehicle storage - a workspace, a gym, a den, an artists studio etc.. Also, there's nothing to stop someone having a very nice garage - central heating, full electrics, plastered walls, expensive floor, posh lighting etc..

 

From your description, it sounds like the space has been converted (so it can no longer function as a garage without being converted back). Typically this conversion does not require planning permission but will require a building control submission for the work carried out (In-fill garage door, internal planning, electrics, heating, any drainage etc..) - the main reason being to prove the design is safe and the construction is carried out to an appropriate quality.

 

As with most rules there are exceptions - for example, if the property is within a conservation area - but given the approximate age of the conversion, I would say you will not have a problem regarding planning so the main issue is Building Control. - http://www.planningportal.gov.uk/permission/commonprojects/garageconversion/

 

Regarding Building Control - The first thing to do is contact them and ask if they have any record of the work being undertaken and if so, ask for a copy of the Building Certificate - aka "Completion Certificate" or "Final Certificate". If they don't have any record, it's not a major problem (as the conversion seems to be holding up) but you can make a retrospective submission and get the work certified that way.

 

https://www.sheffield.gov.uk/planning-and-city-development/about/buildingstandards-building-control.html

 

As it's a conversion from a garage to an office - it's typically very simple - no major construction, structural alterations, complicated services etc..

 

If you do need to make a retrospective submission for Building Control certification, it will typically involve an electrician signing off the electrics as safe, a GasSafe engineer signing off the heating system as safe, a structural engineer certifying the structure as safe (no dangerous alterations/modifications etc.) and an architect/architectural technician submitting drawings documenting the conversion/infill construction etc. and checking issues such as fire safety (escape/materials), insulation, drainage etc..

 

For piece of mind, it's advisable to have the electrics and gas checked when buying a property anyway...

 

In terms of purchasing the property, it's a minor obstacle to overcome but it would be sensible to have the work certified prior to purchase so you know there are no costly issues to rectify after the completion (it may also be a condition of your lender).

 

If you do wish to undertake a retrospective certification, I am able to provide architect's services and a quote for the work - including any submissions (Planning & BC), structural/electrical/GasSafe engineer's certification etc.. Just PM me, but hopefully building control will have something on file.

 

Best regards,

Craig

Edited June 25, 2013 by Craig_

[buza 10]

Hi

 

An electrical installation conditioning report would provide you will all the information you require to asses the electrics

 

Many thanks

 

Matt

http://Www.mjb-electricalservices.co.uk