Extensions

Will a builder put in an RSJ without getting building regs approval?

Anonymous user 9 March 2024 - 3.31 PM

Hi - we need to open up a wall and doorway which will require an RSJ. We've had a structural engineer do all the calculations and planning permission has been given. However, at the very last minute we've been told that the annexe won't pass building control regs. The extension will be fine, and so will the knock through/RSJ - but the front of the house won't meet the required insulation, plus there's a query over the foundations. We're not worried about the integrity of the build as the annexe has been standing for more than 60 years (but wasn't originally intended for use as an annexe). It was extended about 30 years ago and has been used as an annexe for 20 years with no sign of a problem. Level 3 survey on purchase didn't identify any issues. On purchase (in the summer) the issue over building regs seems to have fallen through a gap in communication between the surveyor and solicitor - but what's done is done. This will be a forever home for us (for various reasons) and our elderly parents. There's not enough money to knock the whole annexe down and start again. It's solid and well-built. Would it be possible to get a builder to come and put in the RSJ as per the structural engineer calcs without applying for the building regs certificate? We have been told they won't certify one part of the building without looking at the rest, and there's no way the front will pass. We have plans to sort out the insulation issue (currently single brick) but no way of resolving the issue over the foundations. We're not planning on ever moving and don't want to have to knock the annexe down because we appear on the building regs radar! We've had an architect and structural engineer prepare the plans/calculations so it's all been done properly for the RSJ/knockthrough - just no one mentioned this issue with getting building regs certs on the existing build until now. Any advice would be gratefully received.

Ataro Homes

Rating: 4.9 out of 54.9510 reviews

Belper

Hi Samantha, Short answer: you should not be installing structural works without building control approval. Long answer: There are a few ways to answer this question and it will depend on a few points. What is the reason you have been told for the annex not meeting building regulations? If it is just the insulation that is the problem then it likely worth speaking to building control as parts of the building regulations don’t apply to changes to existing buildings and it is also possible to vary from the exact regulations IF you can get the building control officer on board. There are also many ways to retrospectively insulate a space. I’m not 100% sure what you mean about the foundations but if you’re not altering them then it shouldn’t be an issue. What are the intentions of the alterations - i.e. are you converting a non habitable space to a habitable space or just making an existing opening wider? All in all I would recommend getting in touch with your local Building Control and explain what you’re trying to do BEFORE you undertake any works and just pose the questions as if you are considering the work. This way you will know definitively what would be involved (they may say that because it’s been there for so long it doesn’t need to be brought up to modern standards) and you can then plan the works and make sure it’s all done properly. I hope this helps. Andrew Ataro Homes

Answered3 November 2022

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Plan design & build Ltd

Rating: 5 out of 5553 reviews

Bedford

A reputable seasoned building contractor will have a good rapor with the building control inspectors & knowledge of how to meet the building control requirements & suggested change of use alterations will need to be compliant , personal feelings do not come into play , the intended annexe will need to be compliant if it intended to be habitable there are no negotiations over this no different to a garge conversion & its change of use from a garage to a habital room , your annexe will be classed a store & not a habital room unless you comply & any knock through will be un lawful , this can affect the future sale of Ones property also unless its building control compliant , No structural alterations should commence without prior approval , Regards Ric Plan design & build Ltd ( Bedford )

Answered3 November 2022

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3

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