Conservatories and garages - Building regs/FENSA/Part P

santana-mx3

I wasn't sure whether to put this in House Buying or In my Home. Since they relate to a home we're buying, I opted for this board.

I have a few questions relating to conservatories and detatched garages added to homes:

1. Do they need any form of building certification eg. building regs completion certificate?
2. Does FENSA apply to conservatories since they have glazed windows and glazed doors? Does it apply to glazed windows and glazed doors in garages?
3. Does Part P apply for the extension of the electrics from an existing room into the new conservatory or for the extension of the electrics from another existing outbuilding into the new garage which is attached to it?

We're in the process of buying a house which has had the above added recently. Our solicitor hasn't complained about the lack of certificates or asked for indemnities but we're concerned in case we need them when the time comes to re-sell (and it would also be nice to know they have been built to regs, though we are getting a level 2 survey done as well). We will check this with our solicitor but I just wondered what other people's experience is. Thanks for your help.

BobProperty

1. Possibly and possibly planning permission. Phone the local Bulding Control because if they did need it and it has been done they should have a record.
2. FENSA are a trade organisation. Their members are "approved" or something similar such that all glazing they fit will comply with Bulding Regs especially the safety and energy aspects.
3. Probably not but don't take my work for it. Ask the Building Inspector when you're on the phone for 1.

santana-mx3

Cheers Bob. I'm not concerned about the planning permission side of things because my solicitor has already covered that.

I was reluctant to phone Building Control in case it affects any indemnities if the solicitors decide that certification was required but wasn't carried out and that indemnities are required.

I had to have a Fensa certificate for windows/glazed door changed at the house I'm selling which is why I thought it might be required for the house I'm buying unless it is already covered by building regs cert or unless conservatories and garages are exempt.

I have a feeling extending existing electrics into conservatories and extending existing electrics between one outbuilding and an adjoined/connected one might not fall under Part P but I'm hoping someone here who understands the regs (eg. an electrician) will be able to tell me.

BobProperty

santana-mx3 wrote:

.....I was reluctant to phone Building Control in case it affects any indemnities if the solicitors decide that certification was required but wasn't carried out and that indemnities are required.....

But you don't have a policy. I'd much rather see retrospective permission than have an insurance policy which may or may not pay up.

santana-mx3 wrote:

I have a feeling extending existing electrics into conservatories and extending existing electrics between one outbuilding and an adjoined/connected one might not fall under Part P but I'm hoping someone here who understands the regs (eg. an electrician) will be able to tell me.

Electrician ! on here ? No they're usually to be found on building forums arguing about the interpretation of Part P and Wiring Regs and the like. (Waits quietly for Spark to take the bait....:D )

BarmyBubba

Santana, I am an electrician by trade, although now in management rather than on tools.

As long as there are no new circuits pulled in it is not Part P notifiable. However, all electrical works, no matter how minor, should still be insepected and tested by a qualified electrician.

BarmyBubba

This should help

http://www.iee.org/Publish/WireRegs/WiringMatters/Documents/Issue14_1/2004_14_autumn_wiring_matters_part_p_special_locations_and_kitchens.pdf

courtjester

Can't comment in the technical clauses, but from recent experience of extending our home with a conservatory:

Building regs will be required if the conservatory is not regarded as a 'temporary structure' - in our case, we arranged an open plan extension of the kitchen directly into the conservatory with no intervening doors and extended our central heating into the area. As a result, it is regarded as a permanent structure and insulation values of the combined house + extension had to be evaluated and construction adjusted to allow for additional insulation materials in order to get the certificate.

We were required to get planning permission because the conservatory is directly alongside a public footpath, but otherwise I believe the structure was within size limits that normally don't require this.

BarmyBubba

Part P will have been required in your case because the kitchen was being extended into the conservatory thus making it a special location.

As long as Santana's conservatory is a seperate room and all wiring is off existing circuits they should be OK.

santana-mx3

I found this re building regs: http://www.ovolopublishing.co.uk/housebuildersupdate/2005/09/do-building-regs-apply.html

If it's correct, then building regs would not apply to the conservatory of the house we're bying as it is separate with the existing back door of the house leading into it. Similarly it would not apply to the garage which is not habitable.

pldd4

there is a good forum here http://www.diynot.com/forums/index.php

it has a lot of people from the various trades on there so can be quiet helpful.

Hope that helps.