Putting stud wall back in - building regs?

Crack on, but have a read of the regs relating to fire safety/escape routes, soundproofing etc, just in case you go to sell, someone notices that it's a new(er) wall and asks whether it conforms.

You might find that such walls need to be double sheeted each side(Gyproc) but theres bound to be some sort of fire regs. But its likely just a case of looking up any interesting article on fire safety and sectioning rooms with partitions.

Building control sign off will be required.

A few years back I combined a separate toilet with the bathroom, involving removal of some non-load bearing walls and then adding the same. Never occurred to me that building control should be involved.

When we sold I had to take out an indemnity insurance policy for the buyers, I think it cost less than building control would of charged me!

If these are first floor rooms, and both proposed rooms have an opening to the landing (ie not a room within a room) then I can't see any safety rules your layout will fall foul of.

ayjaydoubleyou
If these are first floor rooms, and both proposed rooms have an opening to the landing (ie not a room within a room) then I can’t see any safety rules your layout will fall foul of.

This is the essence of the plan, yes. In fact I can't actually find any paperwork relating to the initial removal of the original wall. We bought the house as a two-bed, assuming it had always been a two-bed.

It's only since the Covid home-working situation that we thought about subdividing the pointlessly expansive bedroom, to which the neighbour mentioned "That's how it was was built. Steve such and such only ripped it out in the late 90s."

All the windows are modern and allow egress; it seems like it should be a very straightforward thing providing the work is done to the proper spec. But it's one thing working to the rules, and another having the right signatures on the right paperwork.

I'd just do it, wouldn't lose any sleep whatsoever.

Building control sign off will be required

In many cases the buyer's solicitor, or even Building Control, will ask for it just because it's simpler for them than actually working out what's required by the actual Building Regulations.

The buyer's solicitor for my MiL's bungalow wanted certificates for the cladding, until I pointed out they were only required for over 18 storeys.

Give it a slightly rustic finish and no one will ever know it's not original

I would just go it and be ready for a possible indemnity when you sell.

I had to get one as we opened a window into a door to the garden. We had fensa for the door, apparently we should have had building regs for change of layout. New layout was a lot safer as you had to pass through the small kitchen to get out via the old door.

Indemnity was very cheap I seem to remember. PS Can't get an indemnity if the council have been recently informed of the changes.

It may also change the council tax band for the property... But it's probably the same as when it was previously a 3 bed

I’d just do it, wouldn’t lose any sleep whatsoever.

+1

As someone living in a Victoran House, which would be condemned instantly as structurally unsound if built today, I take a very dismissive view to building regs. Just about nothing in our house would conform to modern regs....

If I was replacing a stud wall where there used to be one I would not even consider building control. Anyway, if you are not doing it yourself the builder/joiner will be able to advise.

Did anyone tell building control that it's been taken out? I'd be massively surprised if the answer was yes.

Personally I'd crack on and reinstate it.

I’d just do it, wouldn’t lose any sleep whatsoever.

if you need it signing off, I am qualified to issue a DGAF certificate if you need one

Are there any legal hoops to jump through, or can I just crack on?

You'll probably need to tell your insurer, I guess that their quote is based on the number of bedrooms. This might lead to building regs to keep your insurer happy.
I'm not sure if there's a competent persons scheme for general building like there is for windows, roofing, etc

The buyer’s solicitor for my MiL’s bungalow wanted certificates for the cladding, until I pointed out they were only required for over 18 storeys.

that’s 18m, not storeys… but you knew that.

that’s 18m, not storeys… but you knew that

Oops! Yes, I did know that if I'd had my brain in gear.

Thanks for the thoughts chaps, food for thought.

I reorganised the interior of my rental flat - moving the kitchen to a different room.  I took advise from an architect about planing and building control  He said just do it and if any issue claim the layout was always like that

I would just wonder who knows what it looks like now or in the past. Does you insurance company, for instance ,know how many rooms you have or what you have called a room?
I work on the prinicple that all of these regs are pure interference and no ones business. If you want to create a lethal house thats up to you. If a potetial buyer cares they go else where.

Building control not required but check your house insurance, be guided by them.
Providing it’s built to a decent standard, standard size doors, plaster board etc you should be fine. Some insurance companies jet jumpy if you refer to a room as an office.

Full internal renovation of our house 3 years ago. Lots of new stud walls and major layout change. Building control were all over it to ensure we put fans in new en-suite, plumbing met required falls etc. also input on new stair glass. Very keen on RSJ spec for solid walls but zero interest in new stud walling other than suggesting sound proofing (especially for en-suite 🥹).
Call your office a study, it generally means single person / home use. Office can have multiple people connotations.
Crack on.