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Retrospective building regs refused

Posted by David Keoghan, on
In March 2012 we had the roof on our conservatory replaced with a tiled roof with skylight windows. The work was done on time and it seemed a quality job. We have come to sell our house and the purchaser has asked for building regs. When we investigated it turns out the builder that did the work didn't think he needed building regs so we applied to the council for retrospective approval. They have inspected the foundations and it turns out that they are not suitable for an extention with a roof. The inspector has suggested removing the roof and replacing it with a polycarbonate roof to make it a conservatory again as the regs will be exempt. What would you suggest we do, is it worth looking at underpinning the foundations or going ahead with a roof replacement?
Steve Matthews

Steve Matthews

You should certainly talk to the council. When the polycarbonate was 1st removed and replaced with tiles, your conservatory then became an extension, as the definition of conservatory, in planning terms, is a structure with a roof that is principally of glass/plastic. As you now have an extension you may require planning consent as well as building regs. There is such a thing as permitted development rights but there are rules that apply to that. With regard to underpinning, as the previous member has said this can be very pricey, and I would consider how the rest of the conservatory was built before committing to that. You may underpin and find building regs still fail, as the u-value of the wall or roof is bad. Do the windows comply with part L of the building regs? Investigate thoroughly what you need to do to comply with building regs and planning.
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martin wilburn

Hi David The place to start from here is that conservatories are never intended to comply with building regulations and don't require planning consent as they are classed as temporary buildings , they have to have a minimum glass surface area can't be connected to the house heating system and must have exterior grade doors fitted between it and the house. This all means that they can be built in any manner at all hence some are very good and some are very poor indeed. Under pining is very expensive and you really need someone with experience in the work, also did the inspector confirm that the floor was up to building regs ? you may have to alter this too with more insulation. I recently was asked to complete a similar project but it was abandoned before started due to the difficulty making it compliant with the regs Martin
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Andrew Strachan

Andrew Strachan

Hi I would certainly look at underpinning or reinforcing the foundations to the building in question.A.M.S property services.hope this helps you in some way forward with your project,
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james cross

james cross

Very tricky one I have come across this a lot and changes depending on what borough you live in , under pinning is very expensive, but all so polycarbonate roofs are useless too cold to hot I change these for a living I would apply to your local council and get different opinions before you comitt to anything
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