Soil Stack too close to Velux window

[Greenpr]

Hi

BCO has come around for final sign off of loft conversion and has just noticed the open soil stack is only about 2.5m from a velux.

I know Regs H1 state it must be 3m otherwise you need to go 900mm above window so no arguments with the BCO!

He has suggested bringing the pipe inside the bungalow roof space and using an AAV. This seems insane to me as the pipe is currently outside and goes through soffit and tile to vent. It would cost a fortune to do what he says and make good, not even sure how you'd get the pipe in.

My question is what other options do I have? My only thoughts have been extending the soil pipe, which will need 2m of pipe sticking in the air!

Any help greatly appreciated.

 

[EddieM]

Pretty simple really, either move the stack probably expensive, or extend it, pretty cheap.

 

[Greenpr]

Pretty simple really, either move the stack probably expensive, or extend it, pretty cheap.

Thanks Eddie. So if I end up with 2m of soil pipe above the gutter line will it need support do you think??

 

[D_Hailsham]

BCO has come around for final sign off of loft conversion and has just noticed the open soil stack is only about 2.5m from a velux.

I know Regs H1 state it must be 3m otherwise you need to go 900mm above window so no arguments with the BCO!

Why did the BCO not notice this earlier or when the drawings were submitted?

This should have been taken into consideration when the conversion was designed. If the stack was there previously, the designer of the conversion should have taken the requirements into account and advised you when the location of the window was decided. If the designer did not advise you of the requirements he is negligent and liable for any costs you may incur.

 

[Richard C]

You can now get AAAV;s (Durgo) which are suitable for external application but you should float this past your BCO first. Of course the use of a Durgo pre-supposes you have another open vent on the system which, of course, your BCO must be aware of

 

[Greenpr]

BCO has come around for final sign off of loft conversion and has just noticed the open soil stack is only about 2.5m from a velux.

I know Regs H1 state it must be 3m otherwise you need to go 900mm above window so no arguments with the BCO!

Why did the BCO not notice this earlier or when the drawings were submitted?

This should have been taken into consideration when the conversion was designed. If the stack was there previously, the designer of the conversion should have taken the requirements into account and advised you when the location of the window was decided. If the designer did not advise you of the requirements he is negligent and liable for any costs you may incur.

No drawings needed as a simple velux conversion. BCO came round and agreed all positions of windows but didn't notice the stack. The carpenter who did the work will put it right but I want a simple solution as I really don't want the stack moved.

 

[Greenpr]

You can now get AAAV;s (Durgo) which are suitable for external application but you should float this past your BCO first. Of course the use of a Durgo pre-supposes you have another open vent on the system which, of course, your BCO must be aware of

It's the only vent Looks like I'll have to put 2m of stack on for approval then take it off again

 

[Richard C]

It's the only vent Looks like I'll have to put 2m of stack on for approval then take it off again

Are you sure; my post was intended a bit tongue in cheek & if it is the only vent, your BCO is a dick for suggesting one in the first place

 

[Greenpr]

It's the only vent Looks like I'll have to put 2m of stack on for approval then take it off again

Are you sure; my post was intended a bit tongue in cheek & if it is the only vent, your BCO is a dick for suggesting one in the first place

I'm beginning to agree with your comment about the BCO. Defo only one stack as only one loo when we moved in.

Ever asked for a second BCO to give an opinion, I have lost faith in this guy.

 

[Nige F]

Offset it half a meter under the soffit 2x90 bends and go thru` there not a hard job for you + chippy

 

[newbuildinstaller]

if your house is in a terrace it is only every 5th stack (i think may be 7th) in the sewer run that has to be open vented. Im guessing nobody else will be using durgos so you should be fine