Full renovation works and building reg requirements?

[legepe]

Hi everyone

I am looking to get a property that requires full renovation, which will need to be completed through building control
The extension at the rear of the property which incorporates the kitchen is constructed with single brick (see pics)
Can anyone tell me roughly what would be the requirements of building control, and would for example 100mm of kingspan insulation on the inside be acceptable to satify their requirements?

Also, the property will need to be brought up to MEES standards to meet current EPC ratings. Its was built around 1890, now with a concrete floor throughout, and solid brick walls. It has a loft conversion, with what I am guessing was constructed on the existing ceiling rafters, and not with an independent supported floor. The staircase leaing to the loft looks to be acceptable. Does anyone know (again roughly) what are the building regs required to recognise the loft space as a habitable room (bedroom)? and going by the pics if possible, would it mainly be down to insulating it to current MEES requirements?

Any advice very much welcome

Thanks
legepe

 

[stevie888]

How long is the piece of string? You've not got proper headroom off the stairs and the rails don't comply for a start.

You need to take someone round who has some experience to guide you: you cou;d be opening a nasty can of worms.

 

[legepe]

Thanks for your imput.. very much appreciated! I have realized there is another problem with this property. A good chunk of the chimney stack has been removed on the first floor, leaving it complete above (in loft space) and complete below in the living room? For the moment can't figure out exactly why they have done this.. but it would be another significant problem, The problems keep stacking up on this property so perhaps its one to forget about.. thanks again

 

[mrrusty]

looks like a money pit and world of pain to me.

 

[johnny2007]

TBH, unless you're making structural modifications, I would just do the work, although this is strictly not by the book.
In any case I would build a landing and fit a fire door in the loft.
Fire doors all around.
Insulation: yes for loft and extension.
If work was approved 30 years ago, why bother with potentially take everything down and start again?
Paperwork from 30 years ago is still good.
Any upgrade is a bonus to buyer if you sell a few years down the line.
If you get BC involved, you might find a deckhead and end up spending 10 times your budget.
How many people you think contact BC when they renovate their bathroom or kitchen?
They don't have trouble selling either.
If the house is dry, don't even worry about the concrete floors; I worked in some very old properties with concrete floors that were dry as a bone, but BC would probably ask you to provide insulation and other nonsense, lowering headroom and making you spend thousands for very little gain.

 

[mrrusty]

It's becoming a renter so not so easy to avoid doing it by the book.....

 

[legepe]

I fully get what your saying Johnny bit unfortunately Mr rusty is right and I cannot get around BC. I would be surprised if the single brick kitchen extension was ever done through regs. Do you think there is a possibility that bc would make me demolish it?

 

[mrrusty]

Do you think there is a possibility that bc would make me demolish it?

No that won't happen, but you'll struggle to get any EPC with a single skin wall, and any changes then invoke BC if you want to try and get a better EPC.

 

[legepe]

The current EPC rating is F, and I would have to involve BC to sign off on works to acquire a new EPC with improve ratings, My guess or hope is that roughly 100mm of Kingspan to the single brick extension would be sufficient to bring the R value within an acceptable range, however between the ceiling and roof of the extension may be a problem. its a low pitch tiled roof (shown in pic above), but BC may force me to raise it to accomodate sufficient insulation? What do you think? Any further advice very welcome.

 

[johnny2007]

You'll only have final answers from BC.
All BCO are different, some very very forgiving, some unnecessarily and unreasonably strict to the point of going beyond regulations just in case.
Lots of Mickey Mouse building companies in London employ private BCO who can pass almost anything...
Just saying...
Does the EPC say what the achievable rating is and how to obtain that?
I know modern ones do, so you could start from there to get an idea of how much work is necessary and if you will ever reach your target.

 

[johnny2007]

The current EPC rating is F, and I would have to involve BC to sign off on works to acquire a new EPC with improve ratings, My guess or hope is that roughly 100mm of Kingspan to the single brick extension would be sufficient to bring the R value within an acceptable range, however between the ceiling and roof of the extension may be a problem. its a low pitch tiled roof (shown in pic above), but BC may force me to raise it to accomodate sufficient insulation? What do you think? Any further advice very welcome.

If you send detailed information to celotex or other insulation companies, they'll tell you how to achieve the u-value required.