Building Regs Cert For New Kitchen And New Bathroom

[HongKongphooey]

Having a nightmare with our house sale. It's a bog standard semi, no extensions, but when we bought it we put in a new kitchen & bathroom. Both were installed in the previous kitchen and bathroom rooms respectively or they have not been moved to another room in the house. In fact the sink + cooker are in the same place as previous kitchen as are the bath, sink + toilet, all plumbed in the same place. Our vendors solicitor says we need Building regs. certs for both. We have provided NICEIC  cert for electrical work done on these rooms. They also say we need a build over certificate for decking which covers a manhole cover, but it has an enormous access hatch held down with one screw, which is directly above the manhole and bigger than the manhole specifically for easy access. Decking only takes up 25% garden and is 28cm high. 

Any help appreciated 

 

[New Judge]

"Our vendors solicitor says we need Building regs. certs for both."

Don't you mean the buyer's solicitor? You're the vendor.

[newmodarmy]

If you say you don't have them then the ball 9s back man their court.you might lose a sale or youmay find the solicitor is just being over zealous and the buyer won't mind

[newmodarmy]

^ ...ball is back in  their court...

[HongKongphooey]

Lol yes buyers

[Maydup]

If you don't have them you don't have them. Ask your solicitor to bat it back.

[Buenchico]

Possibly relevant:
https://www.planningportal.co.uk/permission/common-projects/kitchens-and-bathrooms/is-building-regulations-approval-needed-for-work-to-a-kitchen-or-bathroom

[That link is to a site that's co-run by the Ministry of Housing, Communities & Local Government.  So it's hopefully accurate!]

[The Builder]

Don't panic, Hong. Happens all the time.

Buyer's solicitors often don't know a thing about the Regs. They're just interested in covering themselves. Replacement of fittings is NOT notifiable... just 'like for like'.

You were right to get an electrical cert. though. Bathrooms and kitchens are classed as 'special locations'. That cert. IS needed.

Decking is another of those grey areas that were completely overlooked when the Regs were first drawn up. 'Build-over' usually applies to extensions and the like. Ring your Water Company's tech/engineering dept. It's up to them. If the manhole serves your property alone, they would most likely wash their hands of it.

Even if it's shared, they'll will most likely be uninterested as long as access is easily made. Common sense should apply.

If it were me, I would just bat the whole lot back to the buyer's solicitor with the assurance (in writing/email) that access is definitely not impeded. They just need to be seen to be doing their job. 

I am concerned though, that decking over 300mm height needs Planning Permission. (God knows why.)  You may choose to forget about that though, if it hasn't been mentioned.  This is a public forum so I shouldn't really say that. 🤔

 

 

[Buenchico]

^^^ Unless maths has changed a great deal since I used to teach it, TB, 28cm is less than 300mm 😊

[HongKongphooey]

Thanks so much for all the help guys, especially The Builder, you ve put my mind at rest.My stress levels were through the roof Friday, I nearly resorted to valium!!!   This sale has been going on for 6 months now ,& we have not even exchanged. I will contact Yorkshire water just to check, but hopefully it will be fine. I feel alot more confident emailing our solicitor back with the answers now 

[The Builder]

🤗  No one likes a smart-@rse Christopher  😮😂😂

My excuse is that the building trade never uses cm. Only mm and metres.

Pah.............   I shouldn't read so fast  

[The Builder]

😀