Got a Garage Conversion with Paperwork… But the Extension It Sits In Doesn’t?

This one’s for homeowners, buyers, and agents who think a signed-off garage conversion is a green light. It’s not — not if the extension it sits in was never signed off by building control.

Let’s break it down — no fluff, just facts.

⚠️ The Setup (And the Problem)

So here’s what we’re talking about:

• You’ve got a garage conversion that’s been turned into a 4th bedroom.
• That part was signed off by building control — tick.
• But the extension (built 5 years earlier) that the garage is now part of? ❌ No building regs approval. No completion certificate. No sign-off.

Even though the converted room got the green light, the foundation it’s sitting in didn’t. That’s like building a fancy kitchen on dodgy floorboards. Sure, it looks nice — but is it solid?

💥 Why It’s a Problem

1. There’s no guarantee the extension was built to code The council never checked insulation, foundations, damp course, electrics, fire safety — none of it. That’s a question mark under your roof.
2. It could legally be considered non-habitable Even though the conversion is signed off, the whole space might still not count as a proper bedroom in the eyes of lenders or surveyors. same problem we see with dormer loft conversions that lack building control paperwork.
3. Lenders get twitchy Mortgage companies don’t like lending on homes with “unofficial” parts. Some will downvalue, some might refuse to lend at all.
4. Buyers will either chip you down — or walk No one wants to inherit a legal mess. If they can’t trust the space, they’ll either pull out or come in with a lower offer.

🧨 What Happens When You Try to Sell?

Here’s what you can expect:

• Solicitors will flag it during conveyancing.
• Surveyors may downvalue the home (e.g. treat it as a 3-bed, not a 4-bed).
• Lenders may say no, or ask for insurance or certification.
• Delays. Possibly collapsed sales.

Even if the buyer’s okay with it, their solicitor or bank might not be. It’s a chain reaction of risk.

🔧 What Sellers Can Do About It

You’ve got two real options:

✅ Option 1: Retrospective Building Regs Approval

• Ask the council to inspect the extension now.
• If it’s up to scratch, they’ll issue the certificate.
• If it’s not? You might need to open up walls or fix parts of it.
• Once you apply — you can’t get indemnity insurance.

Best if:

You’ve got time, want to do it properly, and want to preserve full asking price.

🛡️ Option 2: Indemnity Insurance

• One-off policy that protects buyer (and lender) if the council ever enforces.
• Usually costs £100–£300.
• Quick, simple — but only works if you haven’t already contacted the council.
• Doesn’t prove the work was done right. Just covers you if someone kicks off later.

Best if:

You’re mid-sale and just need to keep the wheels turning.

🧠 Buyers: Here’s What to Watch For

• Ask for paperwork on all extensions and conversions.
• If anything’s missing, request indemnity insurance or push for regularisation.
• Get a proper building survey — don’t just trust the brochure.
• If in doubt, chip the price to reflect the risk.
• And if the seller’s cagey or dodging the issue? Walk.

💼 Agents: You Need to Get Ahead of This

• Ask for paperwork when you take on the listing. Don’t guess — check.
• Be honest in your marketing. Don’t call it a 4-bed if one room isn’t properly signed off.
• Disclose the issue to buyers upfront — saves hassle later.
• Guide your seller: get it regularised or offer indemnity. Ignoring it kills deals.
• Protect your pipeline — one missing cert can waste months of work.

💬 Final Word from Savage

Don’t downplay this stuff.

A missing certificate might sound small, but it can blow up your sale, stall a mortgage, or cost you thousands on price.

Whether you’re selling, buying, or advising — deal with it head-on. Get the facts, sort the paperwork, and don’t try to polish a turd.

Zero BS. Just good advice.

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