Running Flue through Property Above - Illegal?

elstimpo

Hi,

I live in a grade 2 listed building in a ground floor flat. My flue runs through the apartment above and then to the roof.

I need my boiler and flue replacing and i thought it was a case of installing inspection hatches where required along the flue (even in the property above) so that in can be inspected in accordance with gas safe guidlines.

My plumber has just phoned to say that due to building regulations it's now illegal to run a flue through someone else's property so my only option is to go through the wall of my building (grade 2 listed) or install incredibly expensive electric boiler.

Can any in the know person tell me if this is accurate or point me in the direction of some information that supports this as i cant find any.

Regards

Chris

missile

I would suggest you seek advice from the planning department at your local council.

phil24_7

A better bet might be a call to building control. Planning wont have a clue about building regulations!

elstimpo

missile wrote: »

I would suggest you seek advice from the planning department at your local council.

Apparently it's British Standards No. BS6798

Gloomendoom

Planning will be interested if it a listed building.

However, we managed to get permission to put two flues through the wall of our grade one listed church so a through the wall solution is possibly the best bet here.

Doozergirl

phil24_7 wrote: »

A better bet might be a call to building control. Planning wont have a clue about building regulations!

Rock and a hard place, here. Listed buildings trump building regulations here. I've seen a BCO argue with a conservation officer on site; another reason why private building control is so much better than council run ones if they're going to argue with their own colleagues!

Gas safety may take precedence though. Bit hard to know who to speak to first.

phil24_7

I would say first is to see if running it through another flat is against current building regulations, then contact Gas Safe for their view and go from there.

If both of those say no then it's on to planning.

If they say you can't go up the outside then you will truly be in a pickle!

elstimpo

Gloomendoom wrote: »

Planning will be interested if it a listed building.

However, we managed to get permission to put two flues through the wall of our grade one listed church so a through the wall solution is possibly the best bet here.

I have existing vents in the outside wall right next to my boiler, unfortuantely we have an idiotic board who has to approve everything and they turned as down for this even thought Heritage and Gas Safe said we'd get planning and it was the safest option.

I'm hoping that this new building regulation might mean they have to approve this now.

elstimpo

phil24_7 wrote: »

I would say first is to see if running it through another flat is against current building regulations, then contact Gas Safe for their view and go from there.

If both of those say no then it's on to planning.

If they say you can't go up the outside then you will truly be in a pickle!

This is Gas Safe reply;

"Thank you for your enquiry, this can be a problem as the Building Regulations say if a flue passes through another property that it must be in a fire rated duct that separates it from the property it is passing through to prevent the spread of fire, this conflicts with the requirements of Gas Regulations which require that the entire flue be visually inspected when it is serviced or repaired, so it’s not illegal but difficult to comply with"

Hoploz

I have a flat in a grade 2 listed block and all our boilers are on outside walls and vent straight out to fresh air.

Do you mean there is an unused vent there already, but your management co are saying it cannot be used? Surely the visual impact is already there!?

elstimpo

Hoploz wrote: »

I have a flat in a grade 2 listed block and all our boilers are on outside walls and vent straight out to fresh air.

Do you mean there is an unused vent there already, but your management co are saying it cannot be used? Surely the visual impact is already there!?

I've pasted in the board's response below. We havent had a boiler now for boarding on a year, everything we have tried to do has been rejected by them.

Without being able to run a flue through the upstairs property or go out through the existing vents, the only option we have left is electric. This is hugely expensive to install and run, especially as we have incredibly high ceilings.

I have a two year old son with breathing difficulties and our flat is heated by plug in electric heaters, which again are hugely expensive to run and dont do that great a job.

It's an incredibly stressful situation. I'm not sure if i can take legal action or what that may cost.

The boards response to my using the existing vents;

There is no onus on DHL to make sure you have a functioning gas boiler, that is your responsibility.

Your request to pass a flue though the rear facade of Denison Hall is for all practical purposes the same as for one where the wall is core drilled. The existing exterior ventilation grill cannot be used for a gas flue or poisonous gasses could back up into your kitchen The reasons given for refusing your earlier similar request are still pertinent, and are worth summarising again :-

1.Aesthetic. This is a gracious Neo Classical eighteenth century Georgian building which should not be defaced

2.Steam/water vapour venting out of the walls of the buildings and giving rise to the possibility of staining, and noxious fumes being drawn into the flats above and to the side.

3.The undesirability of setting a precedent

4.The availability of using the existing flue route to vent from the roof, out of sight.

5. The shareholders have been overwhelmingly opposed to such applications.

In your particular case 1-4 of the above applies. Additionally, the shareholders are unlikely to have changed their view

Listed Buildings consent/Planning permission has also not been obtained, and any such application would be opposed.


In the below photos (using the window as reference) you can see where my boiler is and where the existing vents are located. I've had a gas safe plumber and a boiler manufacturer inspect this as a viable and safe option.


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