building control for windows

[stuart noble]

Plan is to gradually replace the sliding sashes at the front of our Victori an terraced house. There are 7 openings and, for logistical reasons, I'm go ing to do a couple at a time. I can collect the boxes (complete with weight s and DG panels) locally, and there is no bulk discount, so I plan to take my time.

Question is, do I just do them and apply for retrospective building control certification? As the job might take 6 months, I don't want to involve the council at the outset and find I'm under the cosh to get it finished.

Needless to say, if anyone has done this job which, apart from the measurin g and the heavy lifting, would seem to be pretty straightforward. Maybe I'l l find out the hard way why DG firms want such a huge markup on timber wind ows.

[Andrew Gabriel]

I think you have to start the work within 3 years, or the application is cancelled. Once started, you can take as long as you like. The regs that apply are those in effect at the time you start the work (not those at time of application). However, building regs changes that come in after you started the work won't apply to you.

However, check your council website.

If you apply restrospectively, it costs more, and you might have trouble if the regs have changed since you started the work and your windows no longer conform.

I rather suspect very few people would bother with building regs just for a couple of windows, unless the work involved more substantial building changes which required regs approval. However, do make sure you fit windows that conform -- check up on current rules for ventilation, fire escape, need for toughened glass in windows, energy efficiency, etc. and make sure you get all that right.

[stuart noble]

Thanks Andrew. The windows themselves are certainly up to date re the regs etc. and it's a like for like swap, so I doubt anyone will notice the difference.

[Dave Plowman (News)]

Do you really need permission to replace something like for like? Replacing wood sash windows with some of the UPVC ones I've seen would be a different matter.

[stuart noble]

You can "repair" them, which includes changing the sashes, but going back to brick does need approval. I thought about just new sashes and sill, but the price of the whole box with weights, double glazing, draught proofing and a factory finish was a much better bet.

[Tim Watts]

There is no time limit on completing work under Building Control. However, a few insurers (Admiral) will get arsey.

Retrospecting permission is fine if you are sure the windows you are using meet Part L (and you can prove it).

Or, 3rd option: Don't bother and if you sell the house, get indemnity insurance. After 2 years, the LBA cannot prosecute you anyway for what is a technical breach (failure to notify) and they won't anyway - no one every got prosecuted for changing their windows.

[Tim Watts]

That's planning - and I think that's 2 years.

or the application

Yes.

[Andrew]

They (the various BCO's) had their own survey, sent out by the EST (afaik) where they were asked what they would do about non-compliance with Part-L and most said they would do nothing unless it coincided with additional more serious problems. They would just keep a marker on file.

I did have a link to it some point, but cannot find it.

I know of at least three houses near me where single glazed windows have been replaced with like-for-like and I even asked one guy who was doing the work and his attitude was 'who cares ?, the owner is paying'.

if the windows comply with Part-L to the letter, then it's up to you if decide to pay for a pointless piece of paper.

[stuart noble]

Thanks guys. Another reason not to use installers with their FENSA scare stories.

[Huge]

IME, no-one gives a shit about FENSA.

[Tim Watts]

Well, no normal person does.

Stupid solicitors will still kick up a fuss at sale time (been there)

But it is easily overcome (unlike perhaps doing a load of dodgy structural work)

[Huge]

They're trivial to forge. Just to make it plain, I've never done it. I just said "No, we don't have them all" which seemed to satisfy everyone.

[Andy Burns]

Probably less trivial to forge the entry on the FENSA website

Which is what I plan to do, armed with photos showing there were lintels in place above them, and that I did fit cavity closers where needed.

[Huge]

Blimey, you don't imagine anyone looks, do you? As long as there's a piece of paper.

I didn't even bother with that.

[stuart noble]

I imagine I have lintels up there, but if the building has been resting on a window frame for the last 100 years, I'm in trouble anyway.

[Tim Watts]

It's not impossible - consider bay windows. If replacing with uPVC, special frames are made with support poles built in.