Regularisation Required

[Tentpeg1]

Good morning

I was wondering if these questions by council building control for regularisation of a garage to open plan kitchen/diner were easy to answer. My project planner won’t answer them. I have photos of the build that correspond & can PM them if needed….

Any help appreciated

In connection with the photographs provided I have the following comments :-

1. No calculations have been provided for the steel beams installed.
2. Calculations are required for the spliced floor joists and the cut trussed rafters.
3. No restraint straps have been provided the roof/new infill panel.
4. There appears to be non-metallic material between the steel beams and the concrete padstones. Please clarify.
5. In respect of the infill brickwork panel, there is no evidence of a satisfactory foundation below the new wall, a DPC to the inner or outer walls etc.
6. The new windows and doors do not appear to have trickle vents.
7. Please confirm that escape windows are present at first floor level.
8. Please provide the electricians' organisation or governing body's registration number.
9. There appears to be no cross-flow ventilation the roof void over the new room.
10. Please state the thickness of the insulation to the floor, walls and roof space. The insulation to the walls appears to be 50mm thick. Please provide the manufacturers details to confirm the U value of the wall as built.
11. The screws fixing the battens to the walls have pierced the membrane. This will lead to damp penetration. In addition, the IKO Rubershield ECO EXTRA is a breathable roof membrane. Please provide the manufacturers details to confirm that can be used in the position indicated in the photographs.

 

[jeds]

Ok, I could answer some of the questions, but - BUT - why is your 'project planner' not responding? Most of these are either design problems or builders not following design or project planner not properly planning project? Plus some poor workmanship thrown in.

So,
1. who did the design and specification and what do you have in terms of drawings/documents?
2. What responsibility does/did the 'project planner' have?
3. And, why are these regulations issues coming up at such a late date?

PS. some of these issues may need opening up to resolve? Others need input from specialists - e.g. structural engineer, electrician etc. For the trickle vents, who specified, who designed, who supplied - the windows? For the poor workmanship - e.g. piercing the membrane, who's responsibility was it to monitor/manage the work?

PPS. you may need some professional help going forward?

 

[cdbe]

Some of them are questions, others are statements of obvious defects. They can't tell you, for example, that you can't use roof membrane as a wall membrane but can insist that you can prove it works. If you paid professionals to do this work you might have some recourse from them - depending on what work was contracted. The "answers" you will need to provide will need to be a mixture of supplying the information requested, eg calculations, electrical certificate and confirmation that the defects have been addressed. There is a fair bit of work required and you're probably best engaging a competent (ie not the original) builder to complete the remedial work.

 

[Tentpeg1]

Hello

Would the screw through the batten nullify the Building Regularisation?

 

[Tentpeg1]

Hello

could someone tell me/explain what this is on the RSJ in-between the flange plate & pad stone?

asking as the inspector has asked.

 

[freddiemercurystwin]

The questions are easy to answer but how would we know any of the answers? What is the state of this job, you say regularisation in the thread title but then mention a project planer, why s a project planer involved in regularisation?

 

[Tentpeg1]

Hello

as the timber rafters are bolted to the old timber rafters does it still require a restraint strapping?

 

[Tentpeg1]

Thanks for replying

The project was finished 2020 and we are now seeking regularisation to complete the process. Project planner has stopped work but provided loads of during build photos to the Building Inspector.
I can send them through if you could help in some way?

cheers

Sean

 

[freddiemercurystwin]

1. No calculations have been provided for the steel beams installed. You need to provide them then.
2. Calculations are required for the spliced floor joists and the cut trussed rafters. You need to provide them then.
3. No restraint straps have been provided the roof/new infill panel. They need to be fitted if necessary
4. There appears to be non-metallic material between the steel beams and the concrete padstones. Please clarify. You need to identify the material and clarify it to Building control, if it's slate or metal for example it will be fine, if it's a bit of old newspaper it may need changing.
5. In respect of the infill brickwork panel, there is no evidence of a satisfactory foundation below the new wall, a DPC to the inner or outer walls etc. Is there a foundation? Is there a dpc? That seems to be quite a challenging one to get round if no dpc in the walls or the foundation is inadequate.
6. The new windows and doors do not appear to have trickle vents. The windows need trickle vents if other purge ventilation is not available.
7. Please confirm that escape windows are present at first floor level. Are they? are they necessary?
8. Please provide the electricians' organisation or governing body's registration number. You'll need to provide this from the installing electrician so that Building Control can be satisfied the electrics have been installed correctly.
9. There appears to be no cross-flow ventilation the roof void over the new room. Is there? Is it necessary, if s you'll need to provide it.
10. Please state the thickness of the insulation to the floor, walls and roof space. The insulation to the walls appears to be 50mm thick. Please provide the manufacturers details to confirm the U value of the wall as built. How thick is the undefloor insulation? is it adequate? You need to provide a U Value calc for the walls as built to prove the insulation is adequate.
11. The screws fixing the battens to the walls have pierced the membrane. This will lead to damp penetration. In addition, the IKO Rubershield ECO EXTRA is a breathable roof membrane. Please provide the manufacturers details to confirm that can be used in the position indicated in the photographs. You'll need something like a BBA certificate or something from the manufacturer to prove screws though the membrane are acceptable.

 

[Tentpeg1]

Hello

If Anyone could help with the questions posed by the Inspector so I can reply directly to them. I have the calls and have sent them through. I only require the below if anyone can assist

Q3
Q4
Q5
Q9
Q10
Q11

I have the during build photos, I don’t have the knowledge.

cheers

 

[jeds]

I imagine some might be wondering why your project planner or builder is unable to answer some of these questions?

For example;
Q3: this just needs to be done/rectified - by your builder!
Q4: how are we to know? could your builder not provide the answer?
Q5: how would we know if there was an adequate foundation beneath the infill brickwork?