Creating a completely new window

Nuggy96

Hi All,
We are looking at purchasing a new build leasehold home (not a thread about avoiding leaseholds etc.). The question I have is that the main bedroom ensuite, main bathroom and upstairs landing do not have windows. I was wondering, firstly how easy is it to get someone in essence to put a hole in the wall and create a window. Secondly, how does it work in terms of the house being leasehold? I am quite annoyed as the house at first had a window in the main bathroom and upstairs landing on the plan. However, they found our that our garage was attached the the house and the roof of the garage would cover the windows... poor planning.

Thanks in advance

seradane

First you will need your freeholders permission.

Secondly you may need planning permission, depending on what you want to put in.

From the planning portal website:
You do not usually need to apply for planning permission for insertion of new windows and doors that are of a similar appearance to those used in the construction of the house (note - a new bay window will be treated as an extension and may require permission). If new windows are in an upper-floor side elevation they must be obscure-glazed and either non opening or more than 1.7 metres above the floor level
.
Thirdly, if the garage roof is in front of where the windows would have gone... will there even be room to put new windows in?

Sounds like a lot of faff... if it's not completed yet you might be better off having a chat with the developer and see if they can sort something out while building it in the first place, not doing it retrospectively.

eddddy

How would you address the issue of the garage roof? Changing the pitch or shape of the garage roof might be the biggest challenge.

More generally, you would need to read the lease to find out the position with creating windows (and altering the garage roof). You'd probably need consent from the freeholder, but generally the law suggests that the freeholder cannot unreasonably withhold consent for "improvements".

You also need to check the planning consents - there may be planning conditions relating to windows. Also new developments often have permitted development rights removed, so you might need to apply for planning consent.

And you would need a building regs sign off.

davidmcn

seradane said:

First you will need your freeholders permission.

Only if the lease says you do. Which is quite likely, but there's no unwritten principle that you need consent for all works.

AdrianC

Nuggy96 said:

We are looking at purchasing a new build leasehold home (not a thread about avoiding leaseholds etc.). The question I have is that the main bedroom ensuite, main bathroom and upstairs landing do not have windows. I was wondering, firstly how easy is it to get someone in essence to put a hole in the wall and create a window. Secondly, how does it work in terms of the house being leasehold? I am quite annoyed as the house at first had a window in the main bathroom and upstairs landing on the plan. However, they found our that our garage was attached the the house and the roof of the garage would cover the windows... poor planning.

1. Planning permission.
2. Building regs.
3. Freeholder consent.

A builder will need to create a slot to insert a lintel to take the weight above. Then they expand the opening, fit the window, make good and decorate around it.

And how big a window will they be able to add, given the garage location?

Is the "garage roof" excuse just an excuse? Perhaps they've had to remove the window to prevent overlooking the neighbours...?

TBH, I'd be taking this as a "Nah, not this house, keep looking..."

AlexMac

Technically (as opposed to in terms of permissions or regulation), it's quite easy and not too expensive, assuming there's an un-obstructed outside wall.  We.ve done it in two houses; most recently,  putting in two high-level, wide, narrow windows (about 40cm high x 120 cm wide) to improve natural lighting. Unless you can't buy a standard ready made unit, and as long as you don't use a high-pressure sales company like Everest (who quoted several thou'!) it should only cost low hundreds. 

Think about the spec, and use someone who knows what they are doing and is able to certificate the installation with FENSA or whoever, or you'll have problems evidencing that they comply with Building Regs  when you eventually sell in future; conveyancing solicitors usually ask for this. And think about how you want them to look from the outside; ideally, they will replicate the style, sills, reveals, brickwork etc of the other original windows?

We used the Brother in Law, and I was impressed that he ensured that there were new lintels inserted above, extending sideways out beyond the windowframe (some builders will pretend these are unneccessary, and claim that the windowframe can support the wall above), that there were thermal surrounds - like liners - to maintain the integrity of our thermally-insulated cavity wall (yours is probably similar).  He even sourced unusual red bricks for a "soldier course" of upright bricks above the windows to exactly match the detailing of all the other windows on our 1980's house; you'd think they were original. 

Finally, I've noticed that in my local planning authority, there seems to be a presumption that side windows which face another property have opaque glass; which might be preferable in a bathroom anyway?

Or as others say, you could just  try to find a house with wimdows; preferably freehold, lol!  Or add an extarctor in th e extremely unlikely event that the bathroom lacks this.