Flat roof to pitched roof, building notice advice.

[jimAuk]

Hi

we are planning on converting the flat roof of a 2 story extension to a pitched roof, to blend in with the main house roof which has clay panties on.

Reasons been,

1: flat roof is due for replacement (25+ years old and had to patch a couple of times)
2, very poor/zero insulation in roof.
3, flat roofs look rubbish

We have already had a letter from your council following photos and a description we submitted, stating we do not need planning permission, but building regulation will need to be followed.

They suggested a building notice would be best.

We are planning on doing the work ourselves, with a few other friends who have done much larger building projects, so feel we have the skills to do the work in 1 week (11 days) + extra for gutters soffits etc.

Plan of work is roughly as follows. The roof size is approx. 6 x 4m

Saturday/Sunday - remove flat roof felt/decking inspect and repair joists as required.

Monday/Tuesday, install pre-built roof trusses/felt off/batten

Wed/Fri Tile roof

Sat /Sunday. flash in.


My question would be at what stage(s) would we get the building inspector out?

Most normal extensions works would be, pre works, foundations, damp course, roof structure, final.

So given the small scale of this task (unusual) and given we are using pre built and designed trusses, would be just a visit when trusses are up and then on completion?

 

[RedHerring2]

In my case, my Building Regs approval required me to submit the plans/spec for the trusses prior to ordering them. And then an inspection when installed to check on bracing etc. It was a specialist truss manufacturing company, so merely a formality.
Then obvioulsy the final. This was just for the garage, but a new build.

 

[freddiemercurystwin]

Aye it would also be brave to have the trusses made before you can get up there and measure the exact finished wall plate dimensions etc.

 

[jimAuk]

In my case, my Building Regs approval required me to submit the plans/spec for the trusses prior to ordering them. And then an inspection when installed to check on bracing etc. It was a specialist truss manufacturing company, so merely a formality.
Then obvioulsy the final. This was just for the garage, but a new build.

But I thought the whole point of a building notice is plans are not required? I think yours was different as you where building new.

Ours is already there, so been classed as reroof/insulation improvement.

Yes we are also using a specialist truss manufacturing company that will also come to site and measure up and provide plans/spec of trusses.

I is very easy to get the wall plates as the extension is exposed on the 3 sides, and iff required some "butchering of the current roof could be done to expose and then patched back up.

 

[RedHerring2]

Yes we are also using a specialist truss manufacturing company that will also come to site and measure up and provide plans/spec of trusses.

These were the plans/spec's that I was referring to, for approval, prior to ordering.
Are you confident that they will come to site? If it's a straightforward job they may feel that there is no need for a site visit. Just e-mail or fax communication might be sufficient.

 

[jimAuk]

Arg I see, approval to the truss makers not building regs.

Yes, they have told me they will come to site (chargeable £50), but for £50 I am happy with that, and get full spec drawing /loads etcs.

Based on my basic (but fairly accurate) measurements the hip trusses are about £300, but I will need a bit more to merge in as a valley to the house roof, or might do that as cut section.

Will seek their advice on what they can do. They are only just up the road from me.

 

[RedHerring2]

Arg I see, approval to the truss makers not building regs.

Sorry, just to clarify:
BC wanted sight of drawings/specs provided by truss manufacturer, in order to approve them, before I ordered them.

 

[jimAuk]

Thanks for that.

But as I said, supect it was due to you building from new the extension.


Where you working under a building notice or full plans?

We will be using building notice which does NOT require plans.

SO back to my orginal question, at what stage would the inspector want/need to come and view?

 

[freddiemercurystwin]

Pre-made trusses always require calculations before you'll get your certificate.

 

[jimAuk]

Pre-made trusses always require calculations before you'll get your certificate.

I know!

 

[RedHerring2]

SO back to my orginal question, at what stage would the inspector want/need to come and view?

Ask the inspector.

 

[jimAuk]

Thanks!

 

[^woody^]

The truss manufacturer has to do the calculations before making the trusses, and the calculations can't be anything other than correct

I can't see why a BCO needs to inspect calculations before approving trusses, as he is not qualified to comment on them, and the council will not get these independently verified

By default the calculations will be acceptable

As for inspection, you must give notice of commencement and then the BCO will advise then he wants to check

I can't see any reason why these can not be checked when everything is complete - as long as full viewing is possible from within the roofspace. However this requires everything to be properly constructed, as otherwise changes requested by the BCO will be difficult.

Otherwise, inspection should be before covering up

 

[RedHerring2]

My question would be at what stage(s) would we get the building inspector out?

The Inspector will decide when they will visit.
You're aware of the usual visits.

In my case there was a proviso:
"Provide roof manufacturers roof truss design details prior to installation on site."

Just becsuse the trusses are manufactured by a specialist company does not preclude the BI wanting to see the design details.
The condition may have arisen because the scheme includes a hipped extension to an existing roof.

 

[jimAuk]

As for inspection, you must give notice of commencement and then the BCO will advise then he wants to check

I can't see any reason why these can not be checked when everything is complete - as long as full viewing is possible from within the roofspace. However this requires everything to be properly constructed, as otherwise changes requested by the BCO will be difficult.

Otherwise, inspection should be before covering up

Thanks woody that is my line of thinking and sort of what the BCO sugested given that we are not building the extension just sinpley re-roofing.

I think given my time frame, I could give a date for them to visit when we have the trusses up before we felt over, as they say you can book them in if you give them 24hrs notice. And then the BCO will be able to stick their head in and view from the orginal main part of the loft space to this new part when all is complete anyway.

It was just a guide I was after, thanks for confrim Woody.

Date is now set for w/c 28th May...starting to gather togther bits of the build.

Got 700 pantiles in "weathered" but good condtion a month back for £120 delivered, so quite a saving on new.