Building Control asking for walls to be insuated

[RyanAirelle]

I am renovating a 1900's property and as part of the clear out removed all plaster from the first floor (it was falling down in truth). As I am converting the loft BC on their first visit picked me up on this. They now suggest as all plaster has been removed I need to insulate.

The problem is that the rooms are already small and to insulate at 70mm + plasterboard, I am taking too much off each room.

The technical dept of a leading insulation compamy states that whilst they can suggest 70mm, any form of improvement would be ok. Thjey suggest 25-50mm.

I intend to insulate for my own benefit but was considering a standard roll insulation (used in lofts) as its much cheaper. I will batten out at 50mm and then insulate before plasterboarding on top.

Has any one had a similar experience? Can I do what I want without involving BC? I havent applied for building regs for the walls as they want £220 for the pleasure.

Any help/suggestions would be appreciated.

 

[freddiemercurystwin]

http://www.planningportal.gov.uk/permission/commonprojects/externalwalls/

If you're hacking off plaster back to brickwork then unfortunately your BCO is right and the regs do apply. That said it is down to a little negotiation especially if you have smallish rooms. BC usually will accept a good gesture towards an improvement rather than a full upgrade. Unless you can prove you won't get a 15 year payback that is and then you wouldn't have to bother at all but that will cost too.

Been mentioned a few times on the forum so a few threads already on the subject though for eg
http://www.diynot.com/forums/viewtopic.php?p=1813360#1813360
http://www.diynot.com/forums/viewtopic.php?p=1595910#1595910

50mm rockwool will do little so doubt BC would accept it. They may accept say 45mm Celotx though. Bit of negotiation is needed.

Saying all that I don't think they can actually withhold a certificate for your loft so if you didn't do it they could mark your property down as being non-compliant for works to the walls (this would come up in a future seacrh BTW) but would never do anything apart from writing you a nasty letter.

 

[RyanAirelle]

Thanks Freddy, you know your stuff so one last question.

I will batten to 50mm and use a 45mm/50mm insulation board.

Would it be best to then staple a foil across all battens before applying a standard PB?

Cheers

 

[Richard C]

Has any one had a similar experience? Can I do what I want without involving BC? I havent applied for building regs for the walls as they want £220 for the pleasure. Any help/suggestions would be appreciated.

What your BCO has said is true I’m afraid; change more than 24% of any thermal element (the plaster in this case) & you will have to upgrade to current standards. It’s easy to get caught out if your having other building work inspected & it’s usually the way you get found out; it’s happened before.

Now you’ve been found out & as much of an expensive pain it may seem, I would advise you follow correct procedure & get it passed by LABC. If you don’t LABC are likely to mark you down as having unauthorised/unapproved building works & this will probably cause you big problems when you come to sell up.

 

[freddiemercurystwin]

Just use a foil backed plasterbaord.

 

[RyanAirelle]

Noted. Do I need to allow a gap between the insulation and the wall or PB?

 

[freddiemercurystwin]

No gaps required but sometimes a gap can be useful for any new wiring or pipes.

 

[simonjay]

Has any one had a similar experience? Can I do what I want without involving BC? I havent applied for building regs for the walls as they want £220 for the pleasure. Any help/suggestions would be appreciated.

What your BCO has said is true I’m afraid; change more than 24% of any thermal element (the plaster in this case)

24% of a thermal element from what part of the house ?
24% of a "room" ? The whole house ?
What if "rooms" are not clearly delineated ?
Simon.

 

[Richard C]

Has any one had a similar experience? Can I do what I want without involving BC? I havent applied for building regs for the walls as they want £220 for the pleasure. Any help/suggestions would be appreciated.

What your BCO has said is true I’m afraid; change more than 24% of any thermal element (the plaster in this case)

24% of a thermal element from what part of the house ?
24% of a "room" ? The whole house ?
What if "rooms" are not clearly delineated ?
Simon.

It’s relevant to all parts of the building which form a thermal element; could be external walls, windows & doors, the roof or even a new concrete floor; if not clearly delineated, seek guidance from you’re your local LABC (if you dare). What relevance are your questions to the OP?

 

[Possel]

I am renovating a 1900's property and as part of the clear out removed all plaster from the first floor (it was falling down in truth). As I am converting the loft BC on their first visit picked me up on this. They now suggest as all plaster has been removed I need to insulate.

I assume your house isn't listed or in a Conservation Area? If it is then you can play Conservation against Building Control. Currently Conservation's view gets preference in the decision making (although I think that may change in a year or two).

In doing my renovation (Grade II listed, in Conservation Area), the BCO acknowledged that he couldn't force me to do what he wanted when I did like for like repairs (like re-plastering with lime), but I think he could for changes (like adding loft insulation). I'm not sure if that might apply in your case if you re-plaster with lime (which is what I assume you have removed)?