Put in French Doors from Living Room to Dining Room

SirGalahad · 28 Jun 2020

On a property renovation considering two options.

1) Remove chimney stack on all three levels.

2) Putting french doors from living room to dining room - internal wall - I believe it is load bearing. New opening will be 1.3m wide

Builder said all I need is a new concrete lintel - and neither requires building control.

House is a mid terrace.

DevilDamo · 28 Jun 2020

Structural alterations are notifiable under the BR’s and seek professional advice from a competent and qualified engineer for the type and size of beams required.

frutbunn · 29 Jun 2020

The new opening most definitely requires a B Reg app, I suspect your builder knows this and is lying. The chimney may also require B Regs unless you are removing it in its entirety so that no support is necessary.
The opening size for the doors is not wide enough to warrant an engineers design, speak to building control they should be able to advise.
For reference I'm a building control surveyor.

SirGalahad · 29 Jun 2020

frutbunn said:
The new opening most definitely requires a B Reg app, I suspect your builder knows this and is lying. The chimney may also require B Regs unless you are removing it in its entirety so that no support is necessary.
The opening size for the doors is not wide enough to warrant an engineers design, speak to building control they should be able to advise.
For reference I'm a building control surveyor.

Thanks, so the builder was a bit naughty for saying its not required.

So before I contact Building Regs what do I need? The property is bought under my LTD company - so do I need to provide those details? The builders details? Well I may not use him if he has been conservative with the truth.

Nakajo · 29 Jun 2020

As the work appears to be being commissioned by a company, you should also consider your CDM obligations. You should consider this regardless, but in this instance, you are not a domestic client.

frutbunn · 29 Jun 2020

SirGalahad said:
Thanks, so the builder was a bit naughty for saying its not required.

So before I contact Building Regs what do I need? The property is bought under my LTD company - so do I need to provide those details? The builders details? Well I may not use him if he has been conservative with the truth.

You will need to submit a building notice just a form, and a fee, don't need to know the builder

Tigercubrider · 29 Jun 2020

I assume that the chimney is on a party wall?

SirGalahad · 29 Jun 2020

Tigercubrider said:
I assume that the chimney is on a party wall?

The chimney in the middle.

DevilDamo · 29 Jun 2020

frutbunn said:
For reference I'm a building control surveyor.

You do keep accidentally dropping that in

frutbunn · 29 Jun 2020

DevilDamo said:
You do keep accidentally dropping that in

Just so they know they're getting the correct info, rather than an opinion,

SirGalahad · 29 Jun 2020

I am in a bit of a bind. Do i scrap the chimney removal and door opening and continue with the rest of the work but then I am going with a builder who looks to have lied to me. I really don't have the time to find someone else.

How long does Building Regs notification take?

I spoke to the builder and he is saying he will put gallow brackets under the chimney stack.

frutbunn · 29 Jun 2020

SirGalahad said:
I am in a bit of a bind. Do i scrap the chimney removal and door opening and continue with the rest of the work but then I am going with a builder who looks to have lied to me. I really don't have the time to find someone else.

How long does Building Regs notification take?

I spoke to the builder and he is saying he will put gallow brackets under the chimney stack.

In theory you should submit the BN 48 hours in advance, but I wouldn't worry if it came in the same day, there's no need to consult with anyone on that type of work.
Gallows brackets are OK.

SirGalahad · 29 Jun 2020

frutbunn said:
In theory you should submit the BN 48 hours in advance, but I wouldn't worry if it came in the same day, there's no need to consult with anyone on that type of work.
Gallows brackets are OK.

So does the inspector still need to come out? Or is it just a question of filling in the online form https://buildingcontrol.planningportal.co.uk/register and then carrying on with the work?

I thought work cannot start until the Council officer ok or inspects the work? Do I need to pay for an inspection?

DevilDamo · 29 Jun 2020

frutbunn said:
Just so they know they're getting the correct info, rather than an opinion,

It may well be correct but the advice you give is from your perspective and your experience as a BCS. It does not necessarily represent the advice of all BCS’s/BCO’s whether they’re Local Authority or Approved Inspectors.

That is of course unless you’re offering a partnership scheme to plan check and approve their work via a LA?

@SirGalahad There is no approval process with a BN application, nor are there separate plan and inspection fees. BN application fees are due upon submission of the application, which covers the registration and inspections. Following on from what @frutbunn is stating, your Building Control contacts may well request additional support details prior to their installation, so check with them first.

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Put in French Doors from Living Room to Dining Room

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