Building Regs Documents - Translation for mere mortals??

[amClueless]

Does anyone have any info on where i would find a copy of building regs document that has been translated into ordinary layman speak? I am planning quite a few improvements to a 1900s house i have bought (to be undertaken by builders/other professionals) but i am clueless as to what building regs are required etc. This house needs taking back to bare brick (it is 3 storey) has a basement (but not below ground as such ) which is very damp due to flooding over 50 years ago - North sea flood of '53. It needs total replastering rewire gch. It has a concrete floor on basement and wood floors elsewhere. I need to know what building regs say about these works cos i am not sure i can rely on builders telling me right thing. For instance kitchen has door and window which i would like to replace with patio doors - builder said i do not need building regs while LABC says i do! Not only that i think i will need an extractor fan - as there will not be an window in kitchen any more and the door will need ventilation and meet req for u values or something like that. I have also since discovered that since i am replastering everywhere building regs control applies there also. So is there a building regs document written in a simple easy to understand way or will the building inspector be willing to come round and tell me (with me taking notes!) everything i need to do, type of supplies etc. Thanks for anticipated response.
I specifically refer to approved document L1B
MO

Untitled

• amClueless
• 16 Sep 2009
• 3

 

[jeds]

Understanding the building regs by Simon Polly is an easy to follow guide. Not too expensive.

 

[mikric]

Give your LABC a call they should be happy to oblige with some pre submission advice on a site visit, this is my preferred method everytime and prevents confusion

 

[amClueless]

Thankyou muchly for your input. I have contacted my BCO - and unfortunately has just informed me that as i intend to replaster the house (which has solid walls - 9inch) i have to insulate to U value of 0.35 or less.

I now regret talking to him!! I have discovered this will cost nothing short of £6k which i cannot afford!

Does anyone know who has done this type of work satisfactorily to building reg standard and how much it actually cost. Can i just replaster anyway or will i be prosecuted or something?

 

[mikric]

Have you had a price yet to re plaster with and without out insulation?

 

[amClueless]

No i havent got this yet. Have had several people round to give quotes on whole job ie. whole refurb - but this was before the news from BCO re compulsory insulation.

I did trawl the net and noted a company specialising in insulation - they estimated (on the website) that a 3 bed semi with solid walls would cost between £6k to 10k for the work. Am not sure if it includes plastering as well. I probably have to go with specialist as the regs have pretty exacting requirements.

If i cannot afford the work i may just cover the walls with panelling (which i assume will be seen as decoration). It is a buy and sell project so i cannot afford to go over budget on this. Will let you know how i get on.

 

[jeds]

Just out of idle curiosity, what made you take such a huge risk, with such a large amount of money, in something you (self confessed) have no clue about?

 

[amClueless]

Well i am not getting any younger - i have been a housewife all my life and i felt that i needed a pension of some sort for my later years!
Property seemed to be the best thing and when prices came down i took my chance. I never intended to do the work myself - just get professionals in to do it. I expected them to be clued up on things like building regs - guess i was wrong. I am learning the hard way but luckily there are websites like this that help. I don't think you can blame me for trying!

 

[jeds]

I don't blame you. But I do point a finger at the TV programs that don't tell the truth and lull people into thinking that property is easy money. In fact property is probably the quickest way to lose a very large amount of money and damage your health.

 

[^woody^]

Building control don't go around looking for houses being replastered.

Pragmatically, who is going to know about replastering and who is going to care?

Is it just stupid regulations that make you insulate part of a building, when heat could be flying out of other parts of it? Probably.

Consider if you could replaster in "patches" of less than 25% of the wall area. And [obviously] if asked, these patches were done at different times

However, there is a condition within the b/regs saying that it must be economically viable to do the insualtion and it must be practical to do so too, otherwise you don't have to.

When you board the internal walls, it often means replacing skirtings and architraves, window boards, altering vents etc. And potentially there could be significant works to relocate electrics and heating .... all this adds up to considerable cost - far more than you will save from less heat loss

 

[amClueless]

'Building control don't go around looking for houses being replastered.

Pragmatically, who is going to know about replastering and who is going to care?'

When i made the call to my Building Control officer and asked to speak directly to an officer as i needed some advice, the lady asked for the address of the property which i gave her. When i spoke to the officer i mentioned the fact that i intended to have all walls replastered - he then said that this work would have to comply with regs if more than 25% of plaster was being renewed.

I now assume that they could turn up at anytime now to check if i am doing it right - is this what usually happens?

 

[mikric]

Yep a fair post from Woody, I would consider this a much better option than paneling Are you going to involve B-control for any other aspects to your project ? You need to be aware of the grief it might cause you should it at some stage be picked up when you come to sell. Is there any chance in your budget you can just dot and dab with an insulation backed plaster board on the external walls only, if your bco isnt to much of a nob this may be accepable on the grounds of any improvement is better than none, the insulation work will help you to get a better rating on your EPC when you come to sell.

In response to your last post, unfortunately with the downturn in the building industry LABC are in need of money, dont know about your area but in mine any fee earning work is are being looked out for, where previously in busier times a blind eye was turned.

 

[amClueless]

I intend to replace a door and window with a set of french doors - this requires a lintel and building regs approval.

I was thinking that if i got this work done and signed off first by bco (before hacking off any plaster or doing anything to the house) then the bco would not know about it (i mean the replastering not the door!)- however would he do spot check even if no other building notices apply based on the fact that i phoned previously, gave the address and told them i intended to replaster?

 

[mikric]

Its your decision really, your idea sounds feasible and possible but at your own risk, an insulation backed plasterboard will typically cost about £20 more than a normal one but as stated before will involve extra works to window boards, electrics etc.

 

[amClueless]

I would really like to do the walls with the insulation if i can afford to. I will get quotes and go from there. If the cost is prohibitive then i am afraid i will have to replaster and hope for the best.

Would a builder know exactly what to do to achieve the standard of insulation for the regs or would i have to research this and then tell the builder how to go about it?


Thank you all Mikric, Woody and Jeds for your input. Much appreciate your time, info and cautions!

Will let you know how i get on if you are interested.