2 metre height for stairwell rule - help

[mrsmac2]

A question: does the building reg that states the height of a stairwell must be minimum of 2 metres apply across the whole width of the stairwell or can you intrude into a corner?

We are trying to install a woodburner and the flue would have to come out of the stairwell and cut across diagonally overhead. It would be fitted tightly and not take up much horizontal space and so there would still be plenty of space to go up and downstairs (with at least 5" clearance) so no chances of anyone bumping their head. However, it would mean that for a part of the width there would not be the full 2 metres clearance. See the photo, with tape marking the maximum intrusion - in reality it would probably be a bit less.

Is this a problem (or at least would it be if we came to sell the house)? Do we need to alert the council?

 

[bernardgreen]

What chance of the flue overheating the timber structure of the stair well to the point it catches fire ?

Are you installing the flue yourself or are you employing a HETAS registered installer ?

You should inform your insurance company as it is very likely to affect your insurance risk.

 

[mrsmac2]

No, we're not installing any of this ourselves (that would be madness). We have a proper stove company who have done all the drawings and worked everything out and so there are no fire risks. However, the installer said he couldn't advise about the building regs re minimum height of the stairwell and that would be for us to see about. It doesn't inhibit passage downstairs in any way.

I realise this isn't really a DIY question since we're not doing it ourselves and so I'm maybe on the wrong type of forum but it looked like it would be a good place to start.

 

[freddiemercurystwin]

I don’t get the 5” clearance bit?

Anyway, tricky one, you say it doesn't affect headroom but it does ergo you are here asking the question, two people using the stair at the same time would may be an issue especially if one or both of them were unfamiliar. No matter, there is scope within the Regs to allow a lower than 2m headroom above stairs but in the regs it specifically only mentions stairs as part of a loft conversion so this particular scenario would be down to an inspectors discrepancy on site. But you don’t have an inspector so do not have the luxury (or misery depending on your point of view) of an official opinion. A keen surveyor may pick it up and stir up a dopey solicitor, a buyer may not like it (especially a tall one) but some buyers won’t give a toss. Practicalities aside It looks a bit pants, is there really no other way for it to be routed?

 

[mrsmac2]

Thanks very much - that's really helpful. I see what you're saying re headroom but we've tested it out and the part of the flue that would be lowest is actually at your shoulder, so you'd have to tilt your head to the left quite a bit to have any problem, if that makes sense. I just can't see that there would be any problem for us, but I do want to think about any potential trouble for the future (i.e. when selling the house). I don't think the stairs are wide enough for two people to come down at the same time anyway.

Re the 5" clearance, I just meant that if we stand as far left as we can on the stairs, there is still a good 5" clearance above our heads (basically the flue would more or less be making a diagonal between the top of our shoulder and our head so not actually affecting headroom in any practical way).

And yes, I agree that it could look better but we've had numerous people out to look at it and this is the only way we can get it to work - an unfortunate combination of conservation area at the front of the house and considerations of where the stove can go downstairs and where the flue will come out on the first floor of the house and also through the roof means that this is pretty much our only option.

I am thinking that very worst-case scenario, we could just take it out before we sell (and take the stove with us).

 

[Ian H]

What over and under the stairs?

 

[mrsmac2]

No, the flue isn't going under the stairs - the stove is on the other side of the wall on the left of the stairwell, so the flue comes through there then straight up through the floor space (where the tape is on my photo) to a cupboard in an upstairs room then straight up through the attic to the roof.

 

[freddiemercurystwin]

Of course you will never hit your head if you stand motionless beneath it. But when you walk (or run as in if a rush) your head will bob up and down a good couple of inches and that's when the 2m height begins to make sense so consider that too. It'd have to be a pretty crappy set of circumstances that prevented a buyer from buying your house because of it and there will always be a way round it but pop back if that ever happens and we can advise.

 

[Ian H]

Can't you just go a foot higher above the stove and then at 45degrees directly into the cupboard?

 

[mrsmac2]

No, alas we can't go a foot higher as that would mean the flue would come out in the middle of a bedroom upstairs rather than in some dead space in an unused cupboard. Argh.

I think from a practical point of view we are ok with it and probably most buyers would be and if they aren't then we'll just have to put things back the way they were. We're not actually planning on moving house any time soon but we do want to think about everything before we go ahead with it. I was really just wondering if the regs were such that any surveyor would come in to do our home report when the time comes, take one look at the flue and tell us right off that it has to go, which would be a bit of a pain if we were trying to sell (especially since I think having a woodburner will add value to the house).

You have all been very helpful, thank you!

 

[freddiemercurystwin]

No that won't happen.

 

[John D v2.0]

People use all sorts of excuses to negotiate discounts when you're selling, if they're that way inclined they'll find something.
You mainly need to worry about how hard it's to put back if necessary, and whether it's a problem in reality.
For that particular case it seems to me on the height basis it's fine.
Enjoy your stove!

 

[lostinthelight]

Two things that spring to mind, will the flue hinder getting furniture up and down stairs and have you checked you have the necessary clearance from combustables (50mm minimum for the best make) which is more difficult as it will be going through at an angle?
litl