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DPC around a new window

Discussion in 'Building Regulations and Planning Permission' started by zug, 10 Jul 2020.

  1. zug

    zug

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    I had an integrated garage in the house. I have recently had a builder come and replace the garage door with a brick wall and a large bay window as I plan to turn this garage into an office. I have contacted building control at our local council and they have rejected the application because there is no Damp Proof Course around the brick pillar.

    See Picture


    The building controller, who I contact over whatsapp doesn't respond to my questions. The builder has gone AWOL and I'm not sure what to do.

    The one thing I did get from building control was:

    I would have wrapped the internal face of the piers in DPM, before plasterboarding

    Does he mean all I have to do is put a Damp Proof Membrane around the pillar from the window to the blocks?

    I wish he would just respond but he takes days to come back to me and I want to proceed with the job.

    Will I end up having to remove the window, fit a Damp Proof Course, and then put it back again?
     

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  3. frutbunn

    frutbunn

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    Your BCO is correct.
    Is the pier solid brick or cavity construction? If it is cavity then you will have to remove the window and make a vertical cut and install a DPC. Another issue would be cold bridging so you should also be looking at an insulated DPC, so two parallel cuts will more likely be required. If it is a solid brick pier then you may be able to coat the internal brickwork with bitumen and insulate and dry line the internal face, not ideal, but I have personally accepted it as have the LA where my daughter lives, she had a similar issue.
    Another problem you may have is where the new blockwork abuts the brick pier and you may have a bridged cavity all the way to ground level so you might be removing the blockwork as well.
    Looking at the pic I think you may have rigid insulation bridging the cavity so you may be removing and replacing this as well.
    You really need BC on site before progressing.
     
  4. zug

    zug

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    The pier is solid brick I believe. There is no cavity there as it was either side of the garage door. See picture of it before the wall. The garage wood frame was removed and just had brick there.
     

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  5. frutbunn

    frutbunn

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    Did the builder have the foundations checked by BC?
     
  6. zug

    zug

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    The BC wasn't doing site visits at the time (Covid). The builder drilled into the ground and the BC said it exceeded the requirements. It was 35cm and BC said 25mm was the required standard.
     
    Last edited: 10 Jul 2020
  7. frutbunn

    frutbunn

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    Thought I'd just ask.

    Are they coming out now, as I said you really need to speak to them, what I would accept may not be accepted by your BCO. I wouldn't progress any further you really need to confirm everything with him, particularly as I think the new cavity wall is bridged by the rigid insulation in any case.
     
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  9. zug

    zug

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    No I don't think so. We are in Wales so the Covid thing is a bit more strict here. I just messaged him if covering the pillar in bitumen between the window and brickwork and down to the DPC in the pillar would be sufficient. He simply replied "yes" and doesn't respond with any more... He isn't very communicative.
     
  10. frutbunn

    frutbunn

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    Never known that from anyone and I've been in BC for 38 years, did he not mention cold bridging. otherwise you are going to get black mould where all the brickwork is.
     
  11. zug

    zug

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    He didn't mention it.
     
  12. frutbunn

    frutbunn

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    I would advise you to take it into consideration, if it was one of my jobs I would insist on details of it.
     
  13. zug

    zug

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    Ok. I don't really understand what you are referring to... what would you recommend I do to prevent the mold?
     
  14. zug

    zug

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    Are you saying I should take out the insulation and put bitumen on the internal side of the new brickwork?
     
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