Ceiling Height - Remedy

Bold Abdu

Hopefully someone can point me in the right direction on something.


Will be selling a property soon. Built 60 yrs ago. Old DCC 2 storey, 2 bed house. I bought the house about 20 years ago from my family.


Anyway, the house had a small one storey kitchen extention half the width of the house. I knocked the extention and built a new 1 storey extention the full width of the house.


No planning required as not too big. However, whilst getting the property ready for sale I noticed that the ceiling in the extention is only 2.37m as opposed to the 2.4m required.


I've had an architect around that wasn't overly helpful.



To meet building regs, I've been informed by a builder friend that I can:
1. drop the floor by 3cm - very messy job
2. raise the ceiling by 3cm - very messy job
3. lower the ceiling by 3cm in the original adjoining living room, so the extention has the same ceiling height as the original house - easier to do of the 3 options.


I understand 1 & 2, but am not sure if 3 is an actual solution. Will an architect provide me with a building reg cert if I lowered my ceiling by 3cm as above? Could I just tack a temporary ceiling on to get the cert?


Any advice?


Much appreciated.

Mellor

Bold Abdu wrote: »

3. lower the ceiling by 3cm in the original adjoining living room, so the extention has the same ceiling height as the original house - easier to do of the 3 options.

Lowering the living room ceiling by 30mm won't achieve compliance. In fact, you'll just have a greater area that is non-compliant.

I'd be looking to have it signed off as is based on being substantially in accordance with the intent of the relevant building regulations.

Gumbo

When was the extension built?
What thickness are the floor coverings?

Bold Abdu

Mellor wrote: »

Lowering the living room ceiling by 30mm won't achieve compliance. In fact, you'll just have a greater area that is non-compliant.

I'd be looking to have it signed off as is based on being substantially in accordance with the intent of the relevant building regulations.

I think the architect was essentially saying that the original house doesn't need a building reg cert so that in itself is fine and then because the extention has been built on to the original house - as the ceiling height is the same i.e. 2.37cm it meets regs????



"as is based on being substantially in accordance with the intent of the relevant building regulations". I'll mention this to the architect later in the week.


I'm just trying to prevent the scenario where I go sale agreed and the purchasers bank won't sign off on the loan as the extention doesn't meet building regs.

Bold Abdu

kceire wrote: »

When was the extension built?
What thickness are the floor coverings?

Original extention (half the width of the house) built in the 60s I'd say
The new extention built in maybe 2000...or earlier!


Floor thickness - just a basic tile so I'd guess 1 - 2 cm.

Mellor

Bold Abdu wrote: »

I think the architect was essentially saying that the original house doesn't need a building reg cert so that in itself is fine and then because the extention has been built on to the original house - as the ceiling height is the same i.e. 2.37cm it meets regs????

Whether the original house is the same height or not has no bearing on whether or not the 2.37m ceiling meets regs.

I'm just trying to prevent the scenario where I go sale agreed and the purchasers bank won't sign off on the loan as the extention doesn't meet building regs.

FWIW the building regs don’t dictate the height he ceiling needs to be.
If your certified was going to sign off the house with a dropped ceiling. Then the current situation isn’t much different. Every bank might not accept it, but that’s the risk involved with a not fully compliant property.

Bold Abdu

Thanks for that.


Any advice? I either leave it alone and see what happens or drop/raise floor/ceiling.

Mellor

Bold Abdu wrote: »

Thanks for that.


Any advice? I either leave it alone and see what happens or drop/raise floor/ceiling.

I'd really push for a sign off on paper, based on current situation.
With whatever language the certifier needs to satisfy himself

sydthebeat

Mellor wrote: »

I'd really push for a sign off on paper, based on current situation.
With whatever language the certifier needs to satisfy himself

agreed with mellor above.

get a second opinion and get the certifier to qualify the cert in language that the certifier is happy with....

after that, its left up to potential purchasers to accept or not.

The 2.4 height is a "suggested" dimension thats required under the ventilation regulations.... as an example of "good design".
If your certifier is happy that the room is adequately ventilated at 2.37, then they can certify as such.

Bold Abdu

Thanks everyone for the advice. Really appreciated.