Problem with building regs

sw_jay

Hi.

I have recently instructed a company to build a ground floor extension at the rear of my home. The extension does not require planning but does require building regs.

When I received the quote it stated that all work would comply with building regs. I accepted the quote as I was happy with what was proposed and the work began.

As the build progressed I became concerned that I had not seen any sign of a building inspector. I mentioned this to the contractor a couple of times and was told it was in hand. By the time the walls, doors, floor, steels and roof were in I started to panic. I spoke again to the contractor who then told me in no uncertain terms that it was not his problem to sort out building control and it was my responsibility. You can imagine my response!

I immediately instructed a building inspector who came out the same day. I won’t bore you with the details but we managed to get around the fact they were not instructed before the build started. The work itself is of a decent standard apart from a few issues here and there. It’s not going to fall down!

I have now hit a snag however. Because we have glass in the form of bi fold doors and a roof lantern covering more than 25% of the total area, the contractor needs to provide u value calculations in order to demonstrate that the extension is energy efficient. Building control have asked for this several times and I have passed the request onto the contractor. He is refusing to provide one. He states he has no idea what he has to do and because one was not done prior to the build starting it is more complicated. Building control have told me that if the report is not provided I will be in a position where I can either not sell the property or will have to sell at a loss as I won’t be able to include the value of the new extension.

My question is whose responsibility is it for completing the U Value calculations and do I have any legal recourse against the contractor if he fails to provide one? Surely he has not complied with building regs as he stated he would in the quote?

Mistral001

You do not mention a designer here. They could bear a responsibility here. Who actually designed the extension. Did you employ a designer to do drawings and specifications? Did you do the drawings and specifications yourself? What drawings and specifications were the builder working from?

a.turner

Mistral001 wrote: »

You do not mention a designer here. They could bear a responsibility here. Who actually designed the extension. Did you employ a designer to do drawings and specifications? Did you do the drawings and specifications yourself? What drawings and specifications were the builder working from?

An architect would have known about u values and the glass percentages. Not really the builders problem if he just followed the plans so I'd go back the original architect/designer.

Building regs are down to the home owner.

Newuser1987

I wouldnt start panicking yet as this is a common occurance with extensions.

Regarding the glazing you have a few options:

A - Allowable Glazing calculation:
1 - Measure the internal area of the new open plan area. This includes any other rooms which are opened onto this but not if there is a door separating the room. Multiply this by 0.25.
2 - Measure the openings that were existing before you carried out the works i.e. doors and windows located in the area that is now extended.
3 - Add both of these values together and this is your total allowable glazing area.
Quite often Building Control will not calculate this area for you so if it is found your new glazing is within this then you do not need to do anything further on the glazing.
B - Carry out a SAP calculation.
This will cost approx £130 and you will need to provide information on the insulation and boiler etc. Speak to a company that does this and they should be able to help.
C - Upgrade the insulation
Doing this to the walls and roof to a better U-Value compensates the lack of thermal performance of the glazing. This option is unlikely given works are nearly complete.

Regarding the U-Values. All you need to do is ask your builder what insulation they used in the walls/roof/floor. Also ask the construction of each element as well, if you dont know i.e. ground bearing concrete floor.
You can then call the manufacturer of the insulation and they will do a U-Value calculation for you (most have online calculators you can use yourself). This takes a couple of minutes.

I hope the above helps and not sure why Building Control are commenting on whether you can sell the house or the value. Seems strange that they would comment this. Could be true but a little extreme to be telling a client when its something quite straight forward to resolve.

I wouldn't panic too much because what the builder has done doesn't necessarily fail building regulations you just need to demonstrate that it does. Obviously if you had an architect they would have done this for you but given the scale you may have opted not to.

comeandgo

Unless you had asked the contractor to deal with the building control inspectors it is your duty to do so. Stop putting so much blame on him.

sw_jay

Thanks for the replies so far. We didn’t use an architect. We considered it but after speaking to the builder he told us he didn’t require full architect plans for what is a fairly small extension. My partner is CAD trained so she drew up some plans and we discussed the design with the builder. Unfortunately due to our inexperience we knew nothing about U Values and were under the impression that the builder would take care of that side of things. We have upgraded the insulation to 100mm and installed a warm roof to compensate for the amount of glass so I am hoping it won’t be a problem. It’s just working out how to do the U Value report that is causing me the problem as it’s not something I’ve ever had to do. Basically I’m clueless and would rather leave it up to the professionals.

It was the building inspector who mentioned that we would struggle to sell. Unfortunately I have separated from my partner during the course of the build so we need to put the house on the market as soon as we have completed everything. Hence why I’m a little bit panicked about not getting building regs signed off!

sw_jay

comeandgo wrote: »

Unless you had asked the contractor to deal with the building control inspectors it is your duty to do so. Stop putting so much blame on him.

I did speak to him on several occasions and was told that he was sorting it! Had he said at any point to me that he was leaving it to me I would have immediately spoken to building control. What reputable builder almost completes a build knowing full well that an inspector hasn’t even visited the site. They would know that has to happen and make sure it is done, either themselves or by the homeowner.

As for the U value calculations, building control have specifically said that the builder needs to supply this. How am I meant to know what materials have been used? This is information that only the builder knows.

Newuser1987

sw_jay wrote: »

As for the U value calculations, building control have specifically said that the builder needs to supply this. How am I meant to know what materials have been used? This is information that only the builder knows.

Are you not speaking to the builder? Just ask him what has been used. Then call the manufacturer of the insulation and they will do the calculation for you. All could be resolved in a matter half hour.

Have you done the calculation I mentioned in my post already? You mentioned 25% rule but you probably haven't allowed for the existing openings.

Mistral001

Do whatever Building Control say. If necessary get an architectural technician or a SAP calculations consultant to do SAP calculations if required. It should not cost you much as has been said.

Since you did the drawings you cannot claim it is a pure design-and-build contract where the builder is totally responsible for the design. Thus the only thing you can use against the builder is a verbal contract that he said he would do the work in accordance with the Building Regulations. It will be your word against his as he is likely to deny he said that even if it goes to court and he is under oath.

sw_jay

Mistral001 wrote: »

Do whatever Building Control say. If necessary get an architectural technician or a SAP calculations consultant to do SAP calculations if required. It should not cost you much as has been said.

Since you did the drawings you cannot claim it is a pure design-and-build contract where the builder is totally responsible for the design. Thus the only thing you can use against the builder is a verbal contract that he said he would do the work in accordance with the Building Regulations. It will be your word against his as he is likely to deny he said that even if it goes to court and he is under oath.

I have it in writing

Newuser1987

sw_jay wrote: »

I have it in writing

You seem to be ignoring the methods in which to resolve the issue and focusing on blaming your builder. At the end of the day you are where you are and if you want it resolved you will need to take action yourself to resolve it.

You will get no where by continually hounding your builder to do this for you. Reread the methods advised above spend 30-60mins of your time to resolve the issue. Or hire someone to do it for you.

You have in writing that your builder will build in compliance with building regulations. As i have said previously, there is no suggestion that they haven't. Building Control are just asking for proof that it does comply. I cant imagine you have it in writing that the builder would do this for you.