Are building regs needed for replacement windows?

Solsol

Close to exchanging and one of the queries from our buyers concerns our windows.

We had two double glazed windows replaced (like for like) around 5 years ago and also replaced the front and back wooden doors with upvc ones.

The buyers have asked for a FENSA certificate or the equivalent for these replaced windows or explain why we believe they are exempt from building regs.

As we made no structural changes, would this make them exempt? I have no idea about this and we definitely don't have a FENSA certificate - a quick search on the FENSA website has shown no results for our address meaning we were obviously never issued one.

I would really appreciate any advice on this matter thanks in advance

G_M

Yes you needed BR sign off.

Using a FENSA approved contractor means the BR would be arranged by FENSA (or BSI or CERTASS).

see

http://www.servicemagic.co.uk/tips-and-advice/building-regulations-for-windows.html

anselld

Window installations since April 2002 must have either a FENSA certificate or some other form of BR Compliance Certificate. So no, they are not exempt.

You will just have to tell the buyers you don't have it and thats that.

Solsol

Thanks for your replies I hope it doesn't affect our sale - I had never heard of FENSA before this and therefore isn't something we checked for when getting quotes for windows - learnt our lesson now!

kiddakidda

Solsol wrote: »

Close to exchanging and one of the queries from our buyers concerns our windows.

We had two double glazed windows replaced (like for like) around 5 years ago and also replaced the front and back wooden doors with upvc ones.

The buyers have asked for a FENSA certificate or the equivalent for these replaced windows or explain why we believe they are exempt from building regs.

As we made no structural changes, would this make them exempt? I have no idea about this and we definitely don't have a FENSA certificate - a quick search on the FENSA website has shown no results for our address meaning we were obviously never issued one.

I would really appreciate any advice on this matter thanks in advance

I'm in exactly the same position, my builder is on holiday at the moment and has asked me to contact him next week.

Not sure if I'll get one now?

EA has mentioned an indemnity policy??

Solsol

I'm wondering if the buyers will ask us to take out an indemnity policy for them as we can't provide the certificate they want and they are not expect from building regs?

Surely they aren't just going to accept that we don't have it?

kiddakidda

Solsol wrote: »

I'm wondering if the buyers will ask us to take out an indemnity policy for them as we can't provide the certificate they want and they are not expect from building regs?

Surely they aren't just going to accept that we don't have it?

Depends how sensitive your buyers are to this kind of missing info. I'm in the same boat, had a 4 windows replaced last year (2 front / 2 back). Did not consider it at the time and my builder didn't tell me.

I'm hoping it doesn't cause a problem for my buyer.

anselld

Solsol wrote: »

I'm wondering if the buyers will ask us to take out an indemnity policy for them as we can't provide the certificate they want and they are not expect from building regs?

Surely they aren't just going to accept that we don't have it?

That depends on the buyer. The indemnity policy only protects them against the risk of enforcement action which is negligible after this time. It provides no reassurance that the job has been done properly.

So if the buyer has any sense they will assess the risk that the job has been done properly, e.g. knowing the firm who did it, inspecting workmanship where possible, etc. They will decide if they are happy with what they are getting and they will ignore the box ticking bureaucracy.

kiddakidda

anselld wrote: »

That depends on the buyer. The indemnity policy only protects them against the risk of enforcement action which is negligible after this time. It provides no reassurance that the job has been done properly.

So if the buyer has any sense they will assess the risk that the job has been done properly, e.g. knowing the firm who did it, inspecting workmanship where possible, etc. They will decide if they are happy with what they are getting and they will ignore the box ticking bureaucracy.

I'm still in contact with my builder but I think he subcontracted this element of the work he was doing on my house.

Do you think a letter from the builder guaranteeing the work may help in this situation?

It was only done last November.

bryanb

It's true you need such a certificate, but there is no requirement for you to provide it to a buyer. The only cert you must provide is an EPC

Solsol

Great thanks for all the info this is definitely something I will consider when we get replacement windows in the future!

I've just emailed my solicitor saying that we don't have a FENSA certificate - pretty annoying that the old windows we haven't had replaced don't need this and are in worse condition than the replaced ones!