E90Post
 


GTB Performance
 
BMW 3-Series (E90 E92) Forum > BMW E90/E92/E93 3-series General Forums > Regional Forums > UK > UK Off-Topic Discussions > Anyone here an expert on building regs?



Reply
 
Thread Tools Search this Thread
      07-10-2013, 07:32 AM   #1
BanziBarn
Lieutenant Colonel
 
BanziBarn's Avatar
 
Drives: BMW 330D E90 LCI Msport
Join Date: Sep 2009
Location: London

Posts: 1,773
iTrader: (0)

Anyone here an expert on building regs?

Hi,

Question.....

I have a conservatory which wouldn't qualify for building regs exemption under the current rules because it's not separated from the house by external doors, just internal ones. (apparently it didn't need building regs when it was built in 2003 according to the previous owner).

I need a new roof on the conservatory and am thinking about getting a lightweight tiled roof which are specially designed for conservatories - since 2010 these have been allowed as I understand it.

I want to get building regs sign off for this work, or confirmation that it's exempt for when I sell the house.

My question is - as long as the roof meets all the heat loss criteria etc, would the council sign it off based on the fact that the roof in isolation meets the criteria, or would they likely make me change the doors separating the conservatory to house too?

I guess, if they make me put the doors in, then the roof becomes irrelevant as the room becomes exempt.....

What I'm basically worried about is that by getting the roof and telling the council, it'll cost me another few grand for some bi-fold doors which I don't really want (to make the room exempt), or to get sign off, make me carry out costly improvements to the house's insulation to compensate for heat loos from the conservatory.

I hope this makes sense!

Thanks!
__________________
Black 330d E90 LCI M Sport Saloon Auto. Privacy Glass, Cream Leather, 6FL, I-Drive/Nav/Bluetooth, Alpine hifi upgrade.

http://www.e90post.com/forums/picture.php?albumid=2148&pictureid=44259
BanziBarn is offline  
0
Reply With Quote
      07-11-2013, 06:03 AM   #2
doughboy
Major General
 
doughboy's Avatar
 
Drives: E91 335i Sold.
Join Date: Jan 2009
Location: UK

Posts: 6,375
iTrader: (2)

They will only sign off what you ask them / pay them to look at, they don't look elsewhere to try and catch you out.

Also, what do you mean "according to the seller"?? When you buy a house you can't believe a word the seller tells you, your solicitor and surveyor should have checked all that out (what you pay them for!!). If in doubt the seller should have been made to take out an indemnity policy so you could sue him later on if it turns out to be an illegal building.

You need to speak to your local authority buildings approval dept. Get them out to look and show them what you want to do.

It's the only way, you'll get all sorts of BS of tradesman and suppliers.

Go straight to the horses mouth, at least you'll know for sure then.
__________________
335i gone E63 AMG here at last!

Last edited by doughboy; 07-11-2013 at 06:09 AM.
doughboy is offline   United Kingdom
0
Reply With Quote
      07-11-2013, 06:53 AM   #3
BanziBarn
Lieutenant Colonel
 
BanziBarn's Avatar
 
Drives: BMW 330D E90 LCI Msport
Join Date: Sep 2009
Location: London

Posts: 1,773
iTrader: (0)

Thanks for the reply.

In hindsight, you're totally right about what the sellers told us. Too late now I guess.

With regards to them only signing off the bit we ask about, I read somewhere that a person who went for a new glass roof but didn't have the external doors then had to get extra insulation in their roof to compensate. I guess though that's because the roof wouldn't have complied on it's own. The new solid ones have very good thermal ratings so I believe.

So yes, I should call the council. But then there's another issue. If I call them they will then know about the conservatory (assuming they don't already) - once they know doesn't that mean you can't get an indemnity insurance any more? I think I read that these are only valid if the council are unaware the structure is there?

So, I could get them to sign the roof off, but the rest of the building wouldn't have sign off (for example the widening of the door way into the conservatory), and then not being able to get an indemnity would mean this could cause an issue later if I sell.

All very confusing!
__________________
Black 330d E90 LCI M Sport Saloon Auto. Privacy Glass, Cream Leather, 6FL, I-Drive/Nav/Bluetooth, Alpine hifi upgrade.

http://www.e90post.com/forums/picture.php?albumid=2148&pictureid=44259
BanziBarn is offline  
0
Reply With Quote
      07-11-2013, 08:57 AM   #4
doughboy
Major General
 
doughboy's Avatar
 
Drives: E91 335i Sold.
Join Date: Jan 2009
Location: UK

Posts: 6,375
iTrader: (2)

Are you confusing planning permission with building regs approval?

Provided it doesn't need planning permission, then having the structure in place but not yet signed off doesn't matter until you come to sell. Its not illegal to not have BR approval it just means there's a risk to a buyer that it may have to be fixed or altered later to comply. Them knowing or not makes no odds to indemnity, in fact to stipulate withholding facts from BR would be illegal in itself.

Afaik any conservatory would need BR approval, or an approved industry self cert like FENSA in lieu.

You need BR since April 2004 to even fit a single new door or window, but if a FENSA approved contractor fits it they can sign it off.

If not you have to pay BR to come out and do it.

Last edited by doughboy; 07-11-2013 at 09:04 AM.
doughboy is offline   United Kingdom
0
Reply With Quote
      07-11-2013, 09:04 AM   #5
creepy coupe
Major General
 
creepy coupe's Avatar
 
Drives: M235i
Join Date: Aug 2007
Location: UK

Posts: 8,172
iTrader: (2)

Garage List
2009 335i  [0.00]
What sort of roof did it have? if polycarbonate, make sure the footings and frame are up to the extra weight.Even going from PC to glass can overload things.
creepy coupe is offline  
0
Reply With Quote
      07-11-2013, 09:27 AM   #6
BanziBarn
Lieutenant Colonel
 
BanziBarn's Avatar
 
Drives: BMW 330D E90 LCI Msport
Join Date: Sep 2009
Location: London

Posts: 1,773
iTrader: (0)

Quote:
Originally Posted by doughboy View Post
Are you confusing planning permission with building regs approval?

Provided it doesn't need planning permission, then having the structure in place but not yet signed off doesn't matter until you come to sell. Its not illegal to not have BR approval it just means there's a risk to a buyer that it may have to be fixed or altered later to comply. Them knowing or not makes no odds to indemnity, in fact to stipulate withholding facts from BR would be illegal in itself.

Afaik any conservatory would need BR approval, or an approved industry self cert like FENSA in lieu.

You need BR since April 2004 to even fit a single new door or window, but if a FENSA approved contractor fits it they can sign it off.

If not you have to pay BR to come out and do it.
Nope, I'm not confusing planning permission with regs. I have no idea if it has planning permission (nothing on the council website for my address) but as it's been there since 2003 I'm not worried about that. Also, that puts it before your 2004 cut off too.... does this change anything?

So, is an indemnity about planning permission, not building regs then? From what you say it sounds like it.

If it's not illegal not to have building regs, why would it put a buyer off? Would it simply be that they can't be sure the structure is safe?

Back to planning permission, I guess I need to check for sure that these new tiled roofs are indeed allowed from a planning point of view - I believe since 2010 they are.

I currently have a poly roof - agreed that it's important that I determine that the structure can hold one of these roofs.

http://www.diyconservatoryshop.co.uk...nd-Fitted.html

This part is interesting, although I'd not take anything writen on the net as gospal! "Guardian roof system has recently been registered as an acceptable roof replacement for your conservatory with the LABC* ( Local Building Control )"
__________________
Black 330d E90 LCI M Sport Saloon Auto. Privacy Glass, Cream Leather, 6FL, I-Drive/Nav/Bluetooth, Alpine hifi upgrade.

http://www.e90post.com/forums/picture.php?albumid=2148&pictureid=44259
BanziBarn is offline  
0
Reply With Quote
      07-11-2013, 09:48 AM   #7
doughboy
Major General
 
doughboy's Avatar
 
Drives: E91 335i Sold.
Join Date: Jan 2009
Location: UK

Posts: 6,375
iTrader: (2)

You can't indemnify against not having planning permission as that would mean it is an illegal building, you can't insure against that!

A buyer would (should) be very wary about a structure without building regs as the consequences could be serious. i.e. it may have to be demolished / effect the rest of the house etc.

One good example is double glazing fitters that removed structural wooden windows and replace them with shit UPVC ones, then a few years on the bay windows start to collapse under the weight. That wouldn't pass regs of course, so the house would have to sell without regs on the new windows.

If you bought that house the subsequent repairs would be at your cost unless you had an indemnity from the seller. Your house insurance wouldn't pay because you knowingly bought the house without regs on those windows.

Basically the ONLY place to get good advice about planning and regs is

a) to pay a local architect to tell you
b) deal with Planning and Building Control yourself

On borderline things, the only proof that something 'didn't need building regs' is a letter from Building control themselves.
__________________
335i gone E63 AMG here at last!
doughboy is offline   United Kingdom
0
Reply With Quote
      07-11-2013, 09:58 AM   #8
BanziBarn
Lieutenant Colonel
 
BanziBarn's Avatar
 
Drives: BMW 330D E90 LCI Msport
Join Date: Sep 2009
Location: London

Posts: 1,773
iTrader: (0)

OK - cool. Thanks a lot for your advise.
__________________
Black 330d E90 LCI M Sport Saloon Auto. Privacy Glass, Cream Leather, 6FL, I-Drive/Nav/Bluetooth, Alpine hifi upgrade.

http://www.e90post.com/forums/picture.php?albumid=2148&pictureid=44259
BanziBarn is offline  
0
Reply With Quote
Reply

Bookmarks

Thread Tools Search this Thread
Search this Thread:

Advanced Search

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Forum Jump


All times are GMT -5. The time now is 05:15 AM.




e90post
Powered by vBulletin® Version 3.7.0
Copyright ©2000 - 2014, Jelsoft Enterprises Ltd.
1Addicts.com, BIMMERPOST.com, E90Post.com, F30Post.com, M3Post.com, ZPost.com, 5Post.com, 6Post.com, 7Post.com, XBimmers.com logo and trademark are properties of BIMMERPOST