Building Regulations and Air Bricks

s4nup

Hi there

Wondering if theres someone on the boards that is familiar with Building Regulations.

We are currently selling our house and have hit a brick wall (excuse the pun!) with the surveyor for the buyer.

We bought a BISF house 7 years ago (steel framed, with cladding and render on the outside). For aesthetic and efficiency purposes we invested money in constructing a brick cavity wall around the house. This was done with permission from the council and was done (as far as i understand) correctly (anchoring the brickwork to the house, DPC, Concrete lintel by the soil pipe etc) we have a certificate from the council that says all has been done correctly as per the building regs and are happy about it.

we've decided to move to another property and have an interested buyer who has instructed a surveyor. he's been round and done what he needs to (ie surveyed) and reported back that he couldn't put a valuation on the house because of the cavity wall. this is on 2 points. firstly, he didn't see a certificate for the work (despite me offering at the time to show him the paperwork) and secondly, because he didin't see any airbricks in the cavity wall. I went home and checked the wall and noted (and took pictures of ) 4 airbricks (2 on the east wall of the house (kitchen) and 2 on the south wall (kitchen and dining room).
My estate agent has given him this evidence and he is now saying that they are in the wrong position on the wall.

Does anyone know if there is a specified position as per building regulation guidelines?

Thanks

alleycat`

Found this for you:-

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If it is for "under floor ventilation" it should be at least 150mm (6in) above ground level but below the damp-proof course.

If inserting an airbrick above the damp-proof course, the telescopic sleeve must have a cavity tray fitted to shed moisture.
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I assume on that basis that if you have a suspended floor (and not a solid concrete base) that the brick should ventilate underneath the floor boards.

I've seen houses with airbricks up near the ceiling before but i can't find anything to say why that would be the case.

For me I'd be more concerned a surveyor can't find "4" airbricks & won't accept paperwork (then cites no paperwork).

I'd accept missing 1 but to not 4.

iamcornholio

Air bricks for what purpose?

What are they ventilating and what is the surveyor saying they should be ventilating, and where is he saying they should be?

s4nup

I'm not sure what the surveyor is after. I understand about the airbricks providing ventilation, but our house has a concrete floor so i don't think ventialtion is needed for that purpose.

They are now adamant that they wont do a valuation on the house until a full structural survey is done. the buyer is now asking for me to pay for this.

alleycat`

If the surveyor can't give you a clear and concise explanation of what they want then i'd tell the buyer that their surveyor is not explaining why this needs to be done and as such they can jog on.

I have no objection paying for work to be done but i expect to be told in clear terms why this is such an issue.

Although i'm only going on what you've told me, my suspicion is the guy doesn't know how evaluate your property as it isn't standard construction and he is looking to pass this off at your cost.