Reroofing without building regulation approval

cajocars

Hello, I just had my roof re-done and apparently I need building regulation approval as it's affecting more than 50% of the roof area.

The roofer says it's not needed but I checked on my council website and it says it does. 

I also know the chances of them finding out are very low, but it would come to light when selling the house. I know sollicitors involved in house sales make you buy a "building regulation indemnity insurance", which is basically an insurance against "the law" and it's cheaper than the building application itself.

I understand the normal fee is 200£ and I can apply for a regularization for 150% of the fee (300£); I have also read that you should improve the thermal insulation of the roof, so not sure what they would want to check and see. Does anybody know?

I'm also getting the roofers back to redo it because there were a few things wrong so they would be taking the tiles off; would an inspector need to come and see the work at various stages? 

FreeBear

cajocars said: Hello, I just had my roof re-done and apparently I need building regulation approval as it's affecting more than 50% of the roof area.

The roofer says it's not needed but I checked on my council website and it says it does.

I guess that is one roofer you won't be using again or providing recommendations for... Shocking that he doesn't know what rules & regulations covers the work he does.

Building regulation approval fees vary - It is often banded depending on the total cost of the work or calculated as a percentage with a minimum fee. In *this area, it is usually a minimum of £300.. To get the work signed off, you may get away with adding another layer of loft insulation or undertaking other energy saving measures unless you can demonstrate that any additional work would have a payback (i.e. Projected energy savings against cost of the work) in excess of ten years. The only way to be sure though, is to have a chat with your local building control office, but doing so would mean that you'd not get indemnity insurance.

cajocars

What I don't understand is: I hire a roofer to do the roof, but the council want to look at the loft insulation? 
How does it work exactly? Do they need to see the loft before I add more insulation? Do I need to get the roofer to do it (that's not something they do)?

DevilDamo

“apparently I need building regulation approval as it's affecting more than 50% of the roof area.”

It’s actually anything more than 25% but irrespective of that, you would require BR’s and any ‘competent’ roofing contractor should have known that. But you will find the majority will caveat that it’s up the homeowner to check the relevant rules and regulations and it will always come down to you to check, etc...

What insulation have you got in there at present because if there is so much that is considered reasonable under current BR’s, then you may not need to improve it? Do you have a loft/second floor or is it just a traditional two storey property?

DevilDamo

Assuming you’re talking about 150-200mm of mineral wool/batts or similar laid between and over the ceiling joists, then 300mm overall is what would meet current BR’s anyway. Building Control are usually quite helpful so a call to them will help clarify what needs to be done and how.

BillTrac

Can someone clarify? Is it re-roofing as in a removal of existing tiles/slates, 're-felting' and re-instatement of the tiles/slates? 
Or is BC required for a completely new roof?

cajocars

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cajocars

in my case, it was new felt, batten and tiles

DevilDamo

BillTrac said:

Can someone clarify? Is it re-roofing as in a removal of existing tiles/slates, 're-felting' and re-instatement of the tiles/slates? 
Or is BC required for a completely new roof?

Both of those scenarios would require BR’s anyway with the latter may also requiring PP if there are changes to the external finish and/or increase in ridge height or design.