Councils using ‘Intelligence’ to track down low EPC properties and fine £5,00015:08 PM, 29th March 2021
About 3 weeks ago 39
I am creating a 6 bedroom HMO, with ensuite to most rooms, part of the work is adding a loft conversion hence I cannot avoid building control.
I have been told by building control, “it is considered that the bedrooms do meet the definition of rooms for residential purposes in that the residents are likely to have seperate tenancy agreements and whilst they may share kitchen facilities they will be living separately.”
Building control is therefore demanding full acoustic pre-completion testing; I don’t think they will back down on this. As I will be replacing ceilings etc anyway, I intend to put in a reasonable standard of sound insulation. After all tenants that can sleep at night, are more likely to remain for a long time! The issue is the requirement for the acoustic testing.
Building control has sidestepped building regulation 45/3/195 appeal on the bases that unlike that case my tenants will have separate tenancy agreements; they will also have locks on their bedroom doors.
The other issue I have is that I could take a family home, rent out each room on its own tenancy hence creating an HMO, without BC having any input, as the current bathrooms etc can just be used. I could then add en-suite to rooms, but as it is already an HMO at that point, there would be no “conversion” to tiger the sound regulations.
I expect the cost of an BC appeal will be more then the sound testing costs anyway.
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