Compliance issues with house to be purchased

Ush1

Had a structural report done by a surveyor in a house I'm looking to buy(nearly bought).

In his report he detailed that we should request a certificate of compliance with part A of the building regulations on the attic conversion.

He said that the attic conversion was done in an "unusual way" and that it may be okay but not the way he would design a conversion?

So we sent that on to the vendor and got back a document from an architect saying the attic was in substantial compliance with building regulations. Also that his report was for title purpose and superficial and could take no account of work covered up.

I sent this on to the guy who did my report and said it wasn't enough. That it was silent on the structure and is only substantial compliance for title purpose in the eyes of an architect. He said he doesn't think it would pass a design check by an engineer.

I'm fairly confused if someone could shed any light for me please?

sinnerboy

Your advisor is telling you that there is not enough documentation to verify the structure of what is I assume a major financial commitment for you.

So you need to feed those concerns back to the vendor via your solicitor. It is the vendors problem to verify that the structure is safe.

Bear in mind - you could be the seller of this property one day. So make sure all is well with it.

Ush1

So what the vendors architect did was essentially pointless?

sydthebeat

yes.

Although it would be better if your surveyor described his issues to you specifically and in detail, rather than as "unusual". Also, is the surveyors problem in the "architectural design" of the conversion or the actually "structural design"... theres a major difference.

If your surveyor was able to see and comment on the structure, the vendors architect should actually be able to make more of an effort than to describe works as visual and not comment on work covered up.

There are tables of structural timber span, such as IS 444.
Its actually very simple to comment on the suitability of an attic conversion and its compliance with building regulations. there should always be access hatches available in both the dormer walls and the ceiling.

engineermike

I'd agree with Syd here - the term 'unusual' wouldn't carry much weight unless backed up by a conclusion / and or specific concerns and a recommendation to carry out opening work & inspection of the structural elements amended during the conversion of the attic space to confirm conclusively.
Any other findings in the attic by your surveyor around the type of RIR (room in roof ) construction detail, concerns over ventilation, fire or stairwell ?
The architectural opinion on compliance (substantial) won't carry much weight or probable recourse unless gross negligence can be found that would have been picked up on a visual survey / inspection / sign off by the professional that offered the opinion.

My 2 cents, - its part and parcel of why our Irish system of Build regs / self regulation & substantial opinions on compliance require sever overhaul to allow buildings inspected at key junctures during construction with a degree of independence from the developer / builder.
I wouldn't tar anyone profession with same brush whether architect / engineer / or other wise, but if it benefits & protects the end user & offers clarity in all matters pertaining to the construction, its time to implement these changes in my mind.
( rant over ! )
mike F .