Our replaced windows not got building regs - Advice Please?

eadieb

In 2003 we bought a 1930s ex council terraced house and replaced all the windows with UPVC. We did this quickly after moving in as the old ones were ancient metal frames leaking lots of water/condensation and covered in ancient peeling (possibly lead) paint. Really worried about our young kids touching them. we rushed into getting them replaced.

Got quotes from big companies but couldn't afford them. ended up using a local tradesperson, who was very nice and helpful and purchased the windows from a local company (no problems since with any window). During the process we talked about getting the building regs and he had told us that he paid the council a sum each year which made it cheaper/free when he needed to call them out to do the inspection. He wasnt FENSA registered. Windows got put in all fine. We were then slack about pursuing this guy about the certificate. When we did try, he had moved house, changed phones etc. Bumped into him a year later, and he no longer has own business as struggled financially. No point pursuing him now.

it never really sank in that this could be a problem until now, after having another 2 children, we need to move house and are considering selling.

I've ploughed through the forums and it seems we should have got building regs. I would like to know what people would do?

Do we approach the council and try to pay for retrospective permission or do we take out an indemnity insurance?

I remember the tradesman talking about putting in certain windows so that they meet the regulations etc. The bedroom windows have an opening gap of 410mm. (the space between the left edge and right edge that we would have to climb out of). Our bedroom had one really narrow window (400mm wide) which did not open and so we replaced it with another non opening window. it has a small opening window at the top for ventilation. I remember the tradesman saying this would be fine as we are replacing like for like.

My concern is that a building inspector might decide that the windows dont meet the regulations. As its over 4 years ago that they were installed does it matter? If we got an indemnity insurance now, can it be transferred to anyone buying our house in the future.

It is possible that we will be going through the process of getting building regs for a loft conversion if we cant find a bigger house we can afford. so there may be a builing inspector visiting the property in the future.:eek:

Any thoughts would be very useful.

jackieb

I've need a building warrant and completion certificate for a loft conversion, and when we took out a window and replaced it with French doors and a raised deck.

We replaced the windows in our last house and managed to sell it with no problems last year. We also replaced the windows in our present house last year and never needed a buidling warrant - although the same double glazing company wouldn't install the French doors without one. All windows are up to building standards (ie escape windows and strengthened glass where needed). I wasn't aware you needed a buidling warrant for that.

soundslive

eadieb, found myself in a very similar situation a few years ago, had new windows fitted, sold the house, needed to supply fensa cirtificate, didn't have one, approached him for one, said he wasn't fensa registered but 'could get one of his mate for£20'. Explained this to soliciter doing our conveyencing said it wasn't a problem, just needed to buy some insurance thing via solicitor, cost £35, job done!. I'd advise talking to your solicitor, i'm sure they see it all the time, for the sake of a few pound i wouldn't worry too much about it.

Lifeisbutadream

We are not Fensa registered but fit windows all the time - we pay the local council to inspect and it costs £115 each time, which we charge to the customer (still cheaper than if we were fensa registered as we dont do enough to warrant that cost) - have you tried contacting your local council and asking their advice?

eadieb

From reading through the forums, my understanding of it is, is that since 2002, you either get a company who is registered with FENSA (or 2 other bodies) and you dont have to have building regs. If you dont use a registered company who is a member of one of these then you have to get building regs.

Lifeisbutadream

eadieb wrote: »

From reading through the forums, my understanding of it is, is that since 2002, you either get a company who is registered with FENSA (or 2 other bodies) and you dont have to have building regs. If you dont use a registered company who is a member of one of these then you have to get building regs.

The 'building regs' is what you get from the council - they come out and inspect and then issue a certificate - you should still be able to do that now, but I would contact the council and ask.

eadieb

I was concerned about contacting the building department because from reading the forums, it seems you can invalidate the insurance if thats the option you go for. Because effectively you are insuring against the building reg people finding out, and if you go and let them know then it blows out the insurance. I also had another thought, would bringing building inspectors to the house to inspect the roof also invalidate the insurance?

Lifeisbutadream

eadieb wrote: »

I was concerned about contacting the building department because from reading the forums, it seems you can invalidate the insurance if thats the option you go for. Because effectively you are insuring against the building reg people finding out, and if you go and let them know then it blows out the insurance. I also had another thought, would bringing building inspectors to the house to inspect the roof also invalidate the insurance?

I dont know anything about invalidating your insurance - I dont understand why that would happen?

If you are unsure about getting building regs then ring up the council anonymously and ask the questions.

Chippy_Minton_2

Who's to know the windows weren't fitted before 2002?

eadieb

We did consider that, but we moved in in 2003, then did the windows. We're in a small village and it was common knowledge that our house was a wreck before we bought it. So we would be wary.

Chippy_Minton_2

Well in that case market the house and take out the insurance via your solicitor should the issue be raised.