porch and building control

bozzy18
bozzy18 Posts: 116 Forumite
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in In my home (includes DIY) MoneySaving
Got planning permission to demolish old porch and build new 5.5 sq metre porch. Got three quotes in and happy to select one builder. Got building control inspector in to discuss requirements as I wanted to avoid problems further down the line.

Inspector says we need to excavate for new foundation; lay damp course membrane (DPM); place 75mm Celotex insulation boards on top before further screeding; replace existing manhole with Double Seal Double Cover Recessed Airtight Seals Manhole; affix 100x100 softwood (2 x) for new roof; 150x50 ridge board; affix catnic cavity wall lintels for window and door frames; stud walls to be fully insulated with breathable insulation; such as vapour permeable; fit plastic cavity closers (Complies with new Part L Building Regulations) and so on. All beyond my understanding but builders understands.

Builder now tells me that because of these requirements the original quote is no longer valid and new quote would be around £2k to £4k higher!

Obviously we did not budget for this so may not be able to proceed now. Any advice on way forward please?

Thanks.

:beer:

Comments

  • Ectophile
    Ectophile Posts: 7,323 Forumite
    First Anniversary Name Dropper First Post
    Is the porch meant to be a habitable room, or just a dry place to take your boots off?

    If it's the latter, then next time, don't get building control involved.
    If it sticks, force it.
    If it breaks, well it wasn't working right anyway.
  • McKneff
    McKneff Posts: 38,819 Forumite
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    Start from scratch. Get 3 quotes....
    make the most of it, we are only here for the weekend.
    and we will never, ever return.
  • stator
    stator Posts: 7,441 Forumite
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    This seems unnecessary if the porch is not forming a habbitable room.
    Are you retaining the original front door of the house inside the porch?
    ie is it going to be like an airlock?
    If you are opening up the porch so that there is no 'airlock' then it will be part of the house proper and need insulation etc.
    Changing the world, one sarcastic comment at a time.
  • System
    System Posts: 178,093 Community Admin
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    Ask the builder what he had allowed for in the original quote - adding a dpm and some celotex shouldn't add that to a porch!
  • bozzy18
    bozzy18 Posts: 116 Forumite
    Name Dropper First Post First Anniversary Combo Breaker
    its going to be a room where we will hang all our coats, leave shoes and boots. we will be moving the front door as well so the door between the porch to the house (where the old front door is) will be replaced with an internal door. the porch will have lights, electric sockets and a radiator to keep it warm and dry.
    :beer:
  • teneighty
    teneighty Posts: 1,347 Forumite
    So keep the old front door or have a new "external" quality door, omit the radiator and have an electric panel heater hey presto the porch is exempt from Building Regulation application and you save the extra £2k to £4k as well as the cost of the application.
  • bozzy18
    bozzy18 Posts: 116 Forumite
    Name Dropper First Post First Anniversary Combo Breaker
    why are building control insisting on using catnic lintels instead of concrete lintels? builder said catnic lintels are expensive!


    anyone?
    :beer:
  • Doozergirl
    Doozergirl Posts: 33,803 Forumite
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    edited 14 December 2017 at 3:11PM
    You can’t get quotes and then specify and job. Not even sure why the BCO is specifying - that isn’t their job although some will offer advice. This guy, you’ve asked to spec and are now questioning it. You’re supposed to tell them what you’re doing and then they get to agree and check it, most of the time. Your builder should be involved with the BCO from the start too - he’d be asking those questions that you can’t answer now he’s asking after the event.

    The fact that you have heating in there takes it to the spec for an extension, not a small porch which would normally be exempt (and therefore this builder has lowered the spec).

    If you allow builders to set the specification and only then ask a professional (albeit odd to consult the BCO primarily) then
    a) None of your quotes will have been like for like.
    b) The initial quotes won’t stand

    Interpretation of the regs on this board seem to suggest that extending the central heating system into the porch would trigger the need to comply. My own personal view is that it’s a loose interpretation and that if you are heating it at all, you should be complying with the thermal requirements - otherwise what’s the point of thermal requirements? Electric heaters use even more energy.
    Everything that is supposed to be in heaven is already here on earth.
  • teneighty
    teneighty Posts: 1,347 Forumite
    bozzy18 wrote: »
    why are building control insisting on using catnic lintels instead of concrete lintels? builder said catnic lintels are expensive!


    anyone?

    Because a Catnic type lintel is designed to maintain the wall insulation to comply with Part L, a concrete lintel does not thereby causing cold bridging. If your builder needs to ask that question you need to get a different builder.

    In fact from what you've said so far I think you probably need to get a different builder anyway.
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