Notify buiding control?

[Jim Ingram]

Hi,

I'm intending to make some internal alterations as illustrated by the diagram that can be found here:

I need to inform building control. Would there be any issues if I was to put a large opening in the wall between the kitchen and lounge (sort of an extra large serving hatch/breakfast bar to give a more open plan feel).

Thanks

Jim

[Lobster]

David

[Hugo Nebula]

On Thu, 17 Jun 2004 17:58:58 +0100, a particular chimpanzee named "Jim Ingram" randomly hit the keyboard and produced:

A Building Regulations application is required for work which could at any stage adversely affect the structure and the fire safety. Any replacement boiler is also controlled, but no application is required if it's installed by a CORGI.

Looking at your plan, the only controllable work would appear to be the removal of the boiler room wall(s) which may support one or more floor joists above. Either this (these) joist(s) will be replaced, or it (they) will be trimmed off the joists either side. Providing the wall between the kitchen and living room is not load-bearing then an opening in this wall would not be structural, but if it's masonry you should put a lintel in there.

Whichever, these are structural alterations and you should submit a Building Notice (I'm assuming you're in England or Wales). An estimate of less than £1000 would be reasonable, I'm sure.

[Peter Taylor]

Jim, firstly it's very difficult (and dangerous) to give reliable advice on this without seeing the house. Forgive me, but your terminology is incorrect in places, suggesting you might not be totally sure about what you're planning.

The age and layout of the house suggests the roof is probably built of trussed rafters which do not need any intermediate support, so it's unlikely there will be any roof load on the ground floor internal walls. However, these walls could well be supporting the first floor joists, which carry the dead loads of the ceiling, floorboards and first floor partitions, as well as the first floor live load. For this reason you should get someone in who knows what they're doing when designing structural alterations. If he/she finds that loadbearing walls need to be removed then it will certainly be necessary to involve Building Control. Also, changes in layout like this could well have other Building Regulations implications, such as fire safety, danger from falling etc etc.

The best thing I can tell you is to take your proposals along to the council offices and ask a Building Control Officer for advice.

Peter

[Jim Ingram]

issues

give a

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unlikely there will

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loads of the

first floor live

they're doing

loadbearing walls

Thanks Peter,

Well one of the joists is not inserted into the party wall (all the other joists on this side of the property are cemented into the party wall) and therefore must be supported by the boilerhouse wall so I guess that means I need to contact them anyway. When visiting the BCO what information would he be expecting to see. I could take some digital photos to show how the layout of the joists/walls. Would he want to see a picture of inside the roof? Any idea roughly how long it takes to get a building notice through.

Cheers

Jim

[Peter Taylor]

Jim Ingram wrote

Hello Jim

To advise you on the need for Building Regulations approval he'll need at least the existing and proposed ground and first floor plans, showing the 1st floor joist layout and any work you are proposing to do to them. Also a picture of the roof trusses if it would confirm they don't need intermediate support. In my experience, the BCO is most likely to tell you to submit a Building Notice and a cheque first, then he will come to the house to see for himself.

A Building Notice is a simple form you submit with a site location plan and a cheque - you do not need to submit any working drawings with the Notice. Once it's been submitted you can start the work straight away, but it is your responsibility to comply with the Regulations. If you do anything wrong you may be at risk of having to expose the work or, worse, pull it down and rebuild. Although they are usually very helpful, you can't expect the BCO to design the work for you. That's why you need to contact a Building Surveyor or Structural Engineer in case structural details or calculations are needed. Nobody can advise you more than this without seeing the house.

Peter

[Lobster]

At my local council it's a day or two - different for a full plans application. David