Building reg's v indemnity insurance

[Bob2008]

Hi

We are in the process of moving home but we had a conservatory constructed and removed the internal door three years ago. At the time we contacted the council by phone and they said we didn't need planning permission, we have since found out that as we removed the door we probably should have complied with building reg's - which we didn't do. As we our selling our house the purchasers solicitors have asked for building reg's cert's and written confirmation that we didn't need planning permission. What would be the best way forward should we try to get building reg's now or should we take out indemnity insurance? Could anyone advise on the cost and timescales for both please - any help would be great

Cheers

[bednobs]

couldnt you just re attach the door?

[Bob2008]

Well we could if we were pushed but it would ruin the look really as the fact that its open plan is one of the major selling points - would be better to find an alternative if poss

[buildersmate]

If you just removed the doors (and nothing more) then the Building Control issue is created because you have essentially converted your conservatory into 'habitable space'. A conservatory with the original (external) doors in place is otherwise regarded (by BC) as 'non-habitable' space - a bit like an outhouse is. It will be very difficult for you to comply to Building Regs retrospectively - not least because of the thermal loss from the conservatory. You would have to show by calculation that the thermal performance of the house + conservatory combined is at least as good as that which applied when the house was originally constructed. Unless you've put a lot of extra insulation in the house, it may not comply.
Other issues (structural) with the conservatory may be the foundations construction and the damp-proof course construction - for which (in theory) you could get Indemnity Insurance.
It would be interesting to know what the Energy Assessor said about your arrangement - when you had your HIPS done?
I would try and solve the BR issue by getting an indemnity policy - and hope no-one asks about the thermal performance aspects of the house.
As you say yourself, Planning Permission was unlikely to have been required - because you were able to use your Permitted Development Rights. Ask at the local planning office if they will issue you a letter to this effect.

[Bob2008]

Hi

yes we just left the door out no we didnt put new insulation in the rest of the house so it is unlike to pass br's then.

I can't remember the hips assessor saying anything in particular about there not being any doors apart from it would reduce the rating slightly and as far as i can remember we had an average/good energy rating it wasn't particularly poor.

So looks like the indemnity policy is the way forward then - where do i get one from i searched the net and can't find anything

Thanks for your help

[buildersmate]

When I calculated my conservatory thermal performance, 10% of the total heat loss of the whole house goes out through it. This is in spite that it has conventional dwarf walls stuffed with insulation, floor with 120mm of Celotex, only two external walls (not 3) and quinwall polycarbonate. You will know this yourself, presumably from when you try and keep the thing warm in winter. If the HIPS didn't flag it up, you can make a make a positive out of it - I think your Energy Assessor missed it.
I think you will find Norwich Union do indemnity insurance - but probably plenty of others.