Building Regs for Cellar Conversion

[superdon]

Can anyone give me the regualtions for this?

I am having a cellar converted, and it is to be used as a second lounge/playroom. We are having a membrane/sump system and a winodw fitted.

At what point do I get the council involved to get the regs sorted?

Cheers

 

[Deluks]

Before.

 

[freddiemercurystwin]

Are you doing it yourself or employing a builder? http://www.planningportal.gov.uk/england/public/buildingwork/projects/workcommonbasements
You need to get Building Control involved before you commence, you can do it on a Notice or get Full Plans Approval before you start work http://www.planningportal.gov.uk/england/public/buildingregs/getapproval/bregspresiteapprvl/ personally I'd always recommend you get approval before you start but it really depends on the competence of your builder or you if you're doing it yourself.

 

[superdon]

A builder, or cellar conversion specialist, is doing the work. Just want to make sure its all ok.

Ideally I just want a list of whats required, and then will do it on a notice as that seems a lot cheaper and is what our council recommends.

 

[freddiemercurystwin]

All local authorities charge exactly the same for a Notice as a Full Plans Application. Did your cellar conversion specialist tell you that? I would also be gobsmacked if your local authority building control department recommended doing it on a Notice instead of the full plans route! Be wary if your specialist has told you this too. Remember that lawfully it is the homeowners responsibility to ensure the works meet the regs not the builder. there isn't really a definitive list of everything that may or may not be required, it would take an hour or 2 to list everything required but here is a guide: http://www.walthamforest.gov.uk/index/environment/building-control/information-guide/basements.htm search for basements building regulations on Google.

 

[superdon]

All local authorities charge exactly the same for a Notice as a Full Plans Application. Did your cellar conversion specialist tell you that? I would also be gobsmacked if your local authority building control department recommended doing it on a Notice instead of the full plans route! Be wary if your specialist has told you this too. Remember that lawfully it is the homeowners responsibility to ensure the works meet the regs not the builder. there isn't really a definitive list of everything that may or may not be required, it would take an hour or 2 to list everything required but here is a guide: http://www.walthamforest.gov.uk/index/environment/building-control/information-guide/basements.htm search for basements building regulations on Google.

It was just my own research. Maybe I misread the price list!

Anyway, having reviewed the full regs, there is no way we would get the conversion done within them. Well without work being done on the rest of the property anyway. A expensive project could easily become well out of range.

Having dicussed it, we are happy being outside of regs, and understanding how that could affect future valuations etc.

Cheers for the advice.

 

[DevilDamo]

It was just my own research. Maybe I misread the price list!

As already mentioned, both types of application are the same price.

The only difference being that when depositing a FP application, you're usually required to pay the fee's in two installments (i.e. when depositing the application, when the inspections commence) unless the works are under £5k under Schedule 3 (Estimated cost of work) where only the one payment is required upfront.

When depositing a BN application, the complete fee is paid upfront and you are not given a BR approval within 5 weeks, but are issued with an acceptance notice.

 

[superdon]

And am I gright in saying, the only problem if we dont get it certified, is that it will never be considered a real room in valuations/mortgage applications etc.?

 

[DevilDamo]

Well not necessarily. You'd be carrying out unauthorised works and you'd have many problems if/when you come to sell your property being that potential new owners wouldn't want to take on a house where works have been carried out and haven't been certified. For the sake of a small'ish fee, is there any reason to not get the LA involved though? If you ignore it now but approach the LA later on, it'll cost you a lot more then.

I'm also thinking Planning may be required as you're converting a store (f the cellar is exactly that) to a habitable space... which may not fall within your PD rights. I'm not sure.

 

[superdon]

Well not necessarily. You'd be carrying out unauthorised works and you'd have many problems if/when you come to sell your property being that potential new owners wouldn't want to take on a house where works have been carried out and haven't been certified. For the sake of a small'ish fee, is there any reason to not get the LA involved though? If you ignore it now but approach the LA later on, it'll cost you a lot more then.

I'm also thinking Planning may be required as you're converting a store (f the cellar is exactly that) to a habitable space... which may not fall within your PD rights. I'm not sure.

Planning is not required.

Without building regs, surely all I am doing is making a storage area 'nicer'. How can we possibly be penalised for that?

As I say, I understand we cannot expect to be able to sell it as a habitable room, but surely it cannot cuase more problems than that?

To conform to building regs will cost 20k+, if not more. Without regs (but still being safe for us) would be £8k. Big difference.

 

[DevilDamo]

In your first post, you mentioned...

I am having a cellar converted, and it is to be used as a second lounge/playroom

So that is a conversion to a habitable room/space. I'm guessing the existing wall/floor make-up is to a storage "standard" as it's used as a cold space so it would need upgrading in terms of insulation and other aspects... hence your £20k assumption?

My personal opinion would be to do what you want to it in order to "make it pretter" and if/when you come to sell, remove whatever is in the room that would make the solicitors/agents/new owners assume it's "only" a storage area and "not" a habitable room

I know you're not wanting to go down the professional route, but here's some light reading as to what Building Control can/can't do...

http://www.direct.gov.uk/en/HomeAndCommunity/Planning/BuildingRegulations/DG_4001372

 

[superdon]

We are getting a conversion firm in to do the work. We will be having a window installed (fire escape) that meets regs, membrane system/pump - that meets regs, insulation etc.

However, having read some of the other regs, I can see that we will be ableto afford it. Such as fire doors. Reading the regs, because of the layout of our house it sounds like we may need firedoors pretty much throughout. A mains powered smoke alarm system and so on.

The only issue I can see within the cellar itself is the pitch of the steps going into it and the ceiling height on the steps (at one point a lintel goes across at approx 180cm). From what I can gather this wouldnt meet regs and is likely to add quite a bit of cost to the project alone.

Perhaps I am misunderstanding though.

 

[DevilDamo]

I'm a bit confused...

However, having read some of the other regs, I can see that we will be ableto afford it.

So if you can afford it, why aren't you going down the Building Reg. route? I thought you said doing it the "proper" way would increase the build cost by approx. £12k?

And your original post stated...

At what point do I get the council involved to get the regs sorted?

So... will you or will you not be submitting a Building Reg's application for the work? If you are, then yes... everything will need to comply. If you're not, then make the cellar "prettier".

 

[superdon]

8k ish to do the work to how we wanted
20k ish to do the work how we want it (and comply with regs)

It wasnt until after my original post that I found out about fire doors, alarms, stair pitch etc.

I am not sure it would be even possible to get the stairs within regs, because its a terraced house with little room to play with.

 

[jeds]

My advice is to have it properly assessed by somebody who knows what they are doing. We can advise here on various points of the regulations but its impossible to properly assess your particular situation. I see no point spending £8k on a part conversion. The room will have no value, above what it allready has, when you sell so the money will have been wasted.

On a general note: I think it would be very unwise to go the building notice route. Stair problems can usually be overcome. Fire escape is probably your most important issue - and most likely stumbling block. (assuming you can get light and ventilation in)