Windows and Lintels - Ventrolla

SuzieSue

Furts wrote: »

But remember there is good practice like anti scald, mixer valves, disabled tap handles, deep seal traps, rodding access. waterproofing walls and floors, floor stiffening, different plasterboards, sound deadening partitions, privacy lock handles... to name but some. Throwing this back to you - how much of this and other items have you taken into consideration?

!

Thanks, yes, I meant installing a new ensuite in what used to be a kitchen (the kitchen is being moved down in to the integral garage).

I have heard of some of the above simply because I have had 2 other bathrooms refurbished but this is the first completely new installation.

So would Building Regulation check all the above issues or do I need to ensure my builder takes account of them myself?

Furts

SuzieSue wrote: »

Thanks, yes, I meant installing a new ensuite in what used to be a kitchen (the kitchen is being moved down in to the integral garage).

I have heard of some of the above simply because I have had 2 other bathrooms refurbished but this is the first completely new installation.

So would Building Regulation check all the above issues or do I need to ensure my builder takes account of them myself?

Caveat emptor - do as much specifying as you can from technical data to brand names and model numbers. Right down to the waste (reputable European, not cheap Chinese - look in the Toolstation catalogue to follow my drift here), the trap ( reputable like McAlpine), the pipework (reputable BS Kitemarked), taps (reputable like Bristan), shower .. you get the drift. Remember knowledge is power and your builder will be obliged to respect your professionalism.

Building Regulations will look at compliance with statutory details - they are not a site inspection, or brand name checker. They will check compliance, test and sign off. If you want a high degree of service you need a Clerk of Works.

You will need Regulations and I would suggest you go for a Full Plans approach and get your quotes based on this.

SuzieSue

Furts wrote: »

Caveat emptor - do as much specifying as you can from technical data to brand names and model numbers. Right down to the waste (reputable European, not cheap Chinese - look in the Toolstation catalogue to follow my drift here), the trap ( reputable like McAlpine), the pipework (reputable BS Kitemarked), taps (reputable like Bristan), shower .. you get the drift. Remember knowledge is power and your builder will be obliged to respect your professionalism.

Building Regulations will look at compliance with statutory details - they are not a site inspection, or brand name checker. They will check compliance, test and sign off. If you want a high degree of service you need a Clerk of Works.

You will need Regulations and I would suggest you go for a Full Plans approach and get your quotes based on this.

Many thanks for taking the time to explain all this.

Sorry to have hijacked your thread Clairebear, but hopefully the advice will be of help to you and other people.

Clairebare1

Hi all


Just to give you all a quick update on the situation:


We are having a full structural report done by the structural engineer company tomorrow.
One of the managers of the window company will be coming here while the structural engineer company are here too, to see what needs to be done to rectify all this.
The window company have asked for the invoice for the structural engineer company to be sent to them.


In relation to our house currently, it is now a spiders web of cracks (especially on the 2nd floor - which didn't even have any windows changed) which is a little unnerving. :-(

Furts

Clairebare1 wrote: »

Hi all


Just to give you all a quick update on the situation:


We are having a full structural report done by the structural engineer company tomorrow.
One of the managers of the window company will be coming here while the structural engineer company are here too, to see what needs to be done to rectify all this.
The window company have asked for the invoice for the structural engineer company to be sent to them.


In relation to our house currently, it is now a spiders web of cracks (especially on the 2nd floor - which didn't even have any windows changed) which is a little unnerving. :-(

The decision may not be final tomorrow - the structural engineer will need to go away and reflect and write his report. Hence the presence of the window manager may not push matters forward.

With the seriousness of your situation I would advice that you get an independent witness to the meeting. This witness would also ideally make a record of what is said. Then there can be no future dispute between the window company and the structural engineer.

Furts

Furts wrote: »

The decision may not be final tomorrow - the structural engineer will need to go away and reflect and write his report. Hence the presence of the window manager may not push matters forward.

With the seriousness of your situation I would advice that you get an independent witness to the meeting. This witness would also ideally make a record of what is said. Then there can be no future dispute between the window company and the structural engineer.

To add to this it is vital that the structural engineer addresses how the remedial works are to be periodically inspected, without announced visits, and then signed off.

Consideration also needs to be given to the Buildings Regulations - this is now an acknowledged defective structure contravening the Regulations.

Expect remorse from the window company - this will the pre -arranged strategy. That is remorse at being found out and remorse at the contra- charges against their bonus and their office overheads if all this cannot all be charged back to the installation crew.

Conversely if it can all be charged back to the installation crew then it is business as usual - the manager will not be greatly concerned by any of the issues. Then a different strategy clicks in... but let us take this step by step.

Clairebare1

We are now in a quandary of what to do again - any advice greatly received to push us in the right direction.


The structural engineers report was sent to the window company and they then forwarded it onto us. Most of it we were happy with until we got the following paragraph:-


"With respect to the general structural condition of the property, we are aware that Mr and Mrs (us) have highlighted the presence of a notable number of hairline cracks throughout the property. Based on our inspection it is concluded that much of this damage is too remote from the window locations to be attributed to the lintel removals. Cracking present is not considered to be structural in nature but indicative of normal thermal movements within a property of this age, these should be repaired as part of routine decorations by the homeowner. This being said, it is apparent that some crack damage can be seen extending along the front right hand reception room ceiling, this is likely to have been exacerbated by minor structural movements to the floor joists following the lintel removal to the front window. We would advise that filling and decoration of this area be included within your repair schedule alongside lintel reinstatement"


My husband and I feel that this structural engineer who did the report, as their bill was paid by the window company, seems to be on their side and underselling the situation.


This seems also confirmed that, before the structural engineer attended, the window company wanted to try and salvage the windows that they fitted (when removing the lintels) and were hoping that a small steel support be slotted between the window and bricks. Low and behold what the structural engineers have suggested are steel angles! With this age of property does it not have to have like for like (as in some sort of wood) lintel?


In one sentence they are saying keep an eye on the cracks for any further movement, and in another cracks were caused by normal thermal movement - why say keep an eye on something if is not caused by the lintel removal?!?


Many thanks


Claire

srm1

It's a real shame photos were not taken prior to works starting. Ideally by an independant person, willing to witness them. Somewhat similar to a party wall award condition report.
Still who thinks of this at the time.
Having the structural engineer state the damage is remote will not help you very much but the window company will just love it.
I'm in a similar position to you at present.

Clairebare1

We took photos when we first moved in in May this year, but not specifically at walls - because there was nothing wrong with them! We are going to go through them again tonight, but don't know if this will make a difference?

DaftyDuck

Digital photos at high resolution will show a lot. Did you have a survey? If the surveyor didn't comment on cracks, that'd be powerful evidence they weren't there. (And, yes, I know he may not, if it were a Homebuyers, but it's still powerful evidence given the circumstances).