Kitchen Built On Top Of Drain

[tiggerblue10]

Just back from seeing the house I'm buying. The house belonged to the owners father who passed away a couple of years ago, and it was bought by the father with the kitchen already extended into the garden.

Is this normal as I thought you couldn't build on top of drain access? There is a floor board hatch which lifts up just below the sink. The drain then leads sideways into the neighbour's garden. Can the drain be diverted into the garden?

[tiggerblue10]

Just found the planning permission for the extension and it was built in 1985. Nice one Apc, thank you :o)

[Apc2604]

You're very welcome Tigger.

[tiggerblue10]

And thank you to everyone else also. I think Woof mentioned about checking permissions but I didn't know I could do it from the Croydon council website.

[rockyracoon]

Will it restrict what you might want to do with the kitchen in the future? I'm assuming you won't be able to block it off, so you'll be dictated to on flooring and kitchen lay out.

[Peter Pedant]

I wd not touch this with a barge pole

You cannot be sure that you wont be caught in a
I am sorry you are going to have to rebuild everything
even at that time everyone knew that .....

[tiggerblue10]

My aim is to knock through a 2m wall leading into the extended part of the living room. This will give me more room and shouldn't impact on the airtight cover access. I will have a new kitchen fitted and keep that area clear. It's below the sink but not directly under it so still accessible to open fully.

[tiggerblue10]

I'm sure the surveyor will indicate whether this is a serious issue or not.

[Maydup]

You seem to have got to the bottom of the issue Tigger, but I would still be mindful of the throwaway comment by the son when he said that the drains were blocked recently and they had to go to the neighbours property to unblock them.

Question, are they clear now, what was the blockage, and do you have full access to the drains should you need it.

[tiggerblue10]

My surveyor will check if the drain is clear. Thats what my buyers surveyor did with my drain. The manhole is in my garden which is where I thought all manhole covers were located.

[Hymie]

Of course if there is a blockage within the drain, you could find that your kitchen is flooded with sewage.

[tiggerblue10]

Good grief, I hope not. May it would be wise to get it checked annually then. Like boiler servicing...

[THECORBYLOON]

There should be a Certificate confirming the extension complied with Building Regs.

If there isn't, this link gives advice on getting insurance to cover that.

https://hoa.org.uk/services/ask-an-expert-2/ask-an-expert-i-am-selling-questions/selling-without-building-regulations/

[HansUrbancka]

Have you seen the actual drain below the sealed cover in the kitchen.?
Are there houses either side of the one you have viewed.?

It could be that the extension is built over a main sewer which, whilst originally passing underground in the garden, is now running beneath the kitchen.

I'm sorry if I appear to be putting the mockers on matters, but I feel it is important to discuss the issue on the spot with your surveyor.

Hans.

[The Builder]

When you go to contract, Tiggs, your solicitor will have a schedule of questions to ask of the sellers.
One of these will concern extensions and work done.
You've found evidence of Planning Permission, BUT, more important is evidence of Building Regs compliance. Your solicitor will ask the Council about this, if you haven't found out for yourself.

You mention a previous bung-up that was cleared from next door.
I assume then, that your drain discharges into next door. Nothing sinister with that. Quite normal. What might be problematic is if it's the other way around, and next door discharges onto your property.

To start off, you just need some drain-tracing. Any builder could soon work out which way everything flows.
Rules have changed since 1985. Today, any drain serving more than one property (known as a sewer), is maintained by the Water Company, not you. Today, building over or within 3 metres of a sewer is possible, but must have the permission of the Water Company.

It is most likely that this is your drain alone. It simply used to be in the garden... now it's in the kitchen.
Yes, drains can be diverted (if necessary.)

So, for now, does the extension have Building Regs?
Where do all the drains run (very simple drain-map)?
Nothing problematic about internal manholes. Screw-down sealed covers. That's all. Not ideal, but not onerous.

[tiggerblue10]

My dad contacted the builder who built my utility room around 15 years ago. He said that the drain cover inside isn't a major issue as long as it is accessible and compliant with Planning Regs. I will of course leave this with my Sols to find out if PRs were complied with.

[The Builder]

That's it Tiggs.

Just a small thing... it's Building Regs. Nothing to do with Planning.
Keep going. You'll get there :o)

[tiggerblue10]

Thanks Builder and everyone :o)

I've checked the RICS website for local surveyors so will ring a couple up tomorrow.