Building control question

BatCat

Hi Folks,
We're doing a major renovation on a house that involved a loft conversion as well. We sent the plans in to Building Control in March and paid the loft conversion fee. The build commenced at the end of May and Building control were informed. Building control were then informed again about 3 weeks ago that the build was still progressing and we suggested they might like to do a site visit.
No sign of building control.
Today! Building Control show up. The loft has been plastered and plaster boarded and they are now requesting we remove 3 chunks of this work so that they can see what is underneath. They have also told us that because a window is out by 18mm that the room cannot be designated a bedroom.
Do I have any come back here? Building Control were told we were doing a loft conversion into a bedroom and the plans were submitted and not a peep did they make. This is really the first we have heard from them and we have been keeping in contact with them.
Any advice gratefuly received.
Thanks,
BatCat

Doozergirl

It's your responsibilty to phone them for site visits. When you call, you book an appointment for a certain day.

They are there to advise you if you aren't sure of something.

They can't possibly sign of something they haven't seen. If you want it signed off, you have to comply. There is no other way. Your problem I'm afraid.

iamcornholio

You can't just carry on with the works and suggest a site visit!

You are obligated to inform the BCO when the relevent stages are reached and wait for the work to be inspected before proceeding. If you proceed without inspection then its at your risk and opening up work for inspection is at your cost.

The 18mm window thing is intriguing. What's that all about?

MsAnderson

Is the "18mm out window" meant to be a fire escape? If so, they will insist this is sorted. Other than that, yeah, you have to get it inspected at each stage, or risk undoing stuff if you carry on.

BatCat

Hi Folks,
Thanks for the replies. Have spoken more in depth with my husband as he was the one who spoke to the builders.
Builders requested a site visit but the guy who was sent was 'holiday cover' and refused to sign anything off. They requested another site visit and got this guy who had a list of complaints.
The loft window is meant to be an escape window, however the building control guy claims it violates building control because a child could open it and possibly climb out. A child on a chair maybe as I'm 5foot 9 and it suits someone of my height. The position and size of the window was marked clearly on the plans we sent them, which they accepted and sent no reply about.

Apparently in some places our plasterboard is 10mm instead of 12mm and building control and suggesting we put another 10mm on top of the 10mm.

The inspector also denied having any plans of our house even though we sent them in and also paid them extra money when they rang up and said they had reviewed our plans and we needed to pay more.

Any suggestions about how we can facilitate an escape window but not a death trap?
Thanks,
BatCat

iamcornholio

BatCat wrote: »

Hi Folks,
The loft window is meant to be an escape window, however the building control guy claims it violates building control because a child could open it and possibly climb out.

I am not aware of anything within the building regs relating specifically to a child being able to open a window and fall out. What regualtion is this supposed to contravene?

A child can open any window. And a child would want be able to open the window in the event of a fire

Anyway, a restrictor device or hinge will deal with this

The 10/12mm plasterboard issue is vague. You'll have to clarify or explain exactly why this is not satisfactory ..... sound, fire protection etc

Tucker

With Building Control it's really a case of speaking to the inspector and getting an understanding before you start and making sure they see the essential inspection stages, give the OK, before you blast on with the job.

On the first visit, they will normally go through any potential pitfalls and make sure you are aware of the basics.

In your situation, the builder doing the work really should be upto speed on current regs and it sounds like he's way off the mark.

The plasterboard for example is a basic error. There are requirements with the thickness that allow a set period of protection against fire, before the board is breached and it reaches timber or steelwork etc. On steel beams for example it has to be double thick plasterboard as once the heat reaches the beams they bend and the rest you can imagine.....

I'm afraid your builder should hold up his hands to that as it's schoolboy stuff.

adam_ironside

Interesting that you are talking about a fire escape window from the loft. We just had a loft conversion done, and the emphasis has changed from escaping from a loft window to escaping from your front door of your house. Therefore, we have no fire escape window, but did need half hour fire doors in the house to allow for a safe escape if a fire starts in one of those rooms. Building control fully signed off the work. Although, from what i can gather the inspectors have a degree of discretion, and therefore some will allow things that others will not. Some will turn a blind eye to certain things and not others etc....

I am not an expert mind... this was just our experience

Kiran

When you deal with building control on construction projects its always worth taking photos and plenty of them. I regularly call out building control and tell them what is being done on site. If they can't make it I suggest that I take photos and they are usually happy with this. Especially if there is more of the same to be done in other areas.

GClyde

As an ex-BCO, I would have expected you to phone in before each agreed stage and requested an inspection. You should really not have went on with the works until the inspection was carried out.

I also agree with Kiran, plenty of photos can prevent things being opened up.

With regards to the roof window, if building control asked for it to be an escape window, then the height from floor level to the top of the rooflight cill, should not be more than 1100mm.

Creating a storey at a height of more than 4.5m above the ground requires strict fire regulations. In other words, 30 mins fire protection (12.5mm palsterboard) would be required to stair enclosure, which would incorporate 30 mins self closing fire doors with smoke seals to all apartments, kitchens, utility rooms and cupboards off the stair enclosure - excluding toilets and hard wired smoke detection at each floor level.

I hope this helps

Graham

BatCat

adam_ironside wrote: »

Interesting that you are talking about a fire escape window from the loft. We just had a loft conversion done, and the emphasis has changed from escaping from a loft window to escaping from your front door of your house. Therefore, we have no fire escape window, but did need half hour fire doors in the house to allow for a safe escape if a fire starts in one of those rooms. Building control fully signed off the work. Although, from what i can gather the inspectors have a degree of discretion, and therefore some will allow things that others will not. Some will turn a blind eye to certain things and not others etc....

I am not an expert mind... this was just our experience

Interesting you should say this! From my research on the internet this is what I believed the way forward was too. We do have a permnanent stair case to the loft and have covered all the fire regulations, however our BC guy felt we also needed a fire escape window. Sigh.

The builders have told us they repeatedly made contact with BC but that the local inspector was on holiday. When holiday cover eventually arrived he refused to commit to anything. He even took drawings and plans away to give to the regular inspector and these never reached his desk. Add to this the July holidays and I can see why this chaos occurred. Still not impressed with either party though.
Cheers,
BatCat