Replacement windows no building regs

slipthru

I'm in the process of buying a flat where the current owner had two windows replaced in the back bedroom by a local company in 2016, they for whatever reason didn't register the installation with building control.
My buyers are desperate to move before June 30th for obvious reasons, If i were to ignore this would this cause any issues for me? 

AdrianC

No.

There's zero enforcement risk from the local authority. They can't do anything except in really extreme cases - and windows THAT bad would have fallen out by now.

The one caveat is because it's a flat - did they have freeholder approval?

slipthru

Yes they had the approval from the freeholder. I have the letter regarding that. 

Grumpy_chap

Did the installer registered with a scheme such as FENSA instead of building control?
If the windows were not registered, and you are worried about it, then it is possible to obtain indemnity insurance over any action by the LA.

ss2020jd

Grumpy_chap said:

Did the installer registered with a scheme such as FENSA instead of building control?
If the windows were not registered, and you are worried about it, then it is possible to obtain indemnity insurance over any action by the LA.

Exactly this. You can also search the FENSA website by address to see if a FENSA certificate exists. There is also Certass as well. Most windows would be certified in this way rather than building control visits, unless part of a renovation where building control would be inspecting all the works.

If no certificate exists you could request window/glazing indemnity insurance for peace of mind but unlikely it will be an issue at this stage. Some lenders might insist on it though. 

eddddy

Has the owner offered any explanation of why they didn't get building control sign off or Fensa registration?

Building regs compliance includes things like:

• The windows are thermally efficient - i.e. heat loss through them is limited
• Safety glass is used for larger windows - to reduce risk the of injury from shards of broken glass

(See: https://www.planningportal.co.uk/info/200130/common_projects/14/doors_and_windows/2)

And the potentially expensive (but relatively rare) issue:

• Structural window frames have been replaced by non-structural window frames

i.e. Most buildings have lintels (like beams) above the windows, that carry the weight of the wall and roof above the window.

But some buildings were built with very strong window frames instead - so the window frames themselves carry the weight of the wall and roof above, and there are no lintels.

Occasionally, you hear of cowboy window installers who don't understand this, and replace strong structural window frames with weak ones that are only supposed to be used with lintels. The window frames can't take the weight, and start sagging. So the wall above might start to drop downwards and crack.

If you have concerns, a surveyor should be able to check this stuff out for you.

slipthru

Thanks for all the replies. I've taken another look at the company who installed the windows and it says they are part of the Assure Competent Person Scheme. Never heard of them but it says they don't need to register the work with building control which is why there is no notice. 

Falafels

slipthru said:

Thanks for all the replies. I've taken another look at the company who installed the windows and it says they are part of the Assure Competent Person Scheme. Never heard of them but it says they don't need to register the work with building control which is why there is no notice. 

This is correct. More here: https://www.planningportal.co.uk/info/200130/common_projects/14/doors_and_windows/2
which you should find reassuring! I had FENSA certificates for all my double glazing, but Building Control were never involved.

FreeBear

eddddy said: Most buildings have lintels (like beams) above the windows, that carry the weight of the wall and roof above the window.

A lot of the houses thrown up after the First World War and up to the 1960/70s used the window frames to support the outer leaf of brickwork - Such is the problem, FENSA issue regular briefing on the issue. With Victorian era properties, it is not uncommon to find a wooden beam acting as the lintel over a window. The problem here is the cowboy doesn't know the difference and hacks it out...

slipthru said:

Thanks for all the replies. I've taken another look at the company who installed the windows and it says they are part of the Assure Competent Person Scheme. Never heard of them but it says they don't need to register the work with building control which is why there is no notice. 

Competent person scheme or not, I'm pretty sure the work still has to be registered with BC. (after a little digging)... https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/512860/CPS_Conditions_final__April_2016.pdf

The scheme operator shall have documented systems in place to ensure that registrants are notifying all jobs carried out under the scheme, in line with regulation 20 of the Building Regulations 2010. The scheme operator should receive notifications well within time to ensure that it meets the 30 calendar day deadline for giving compliance certificates to consumers.

The scheme operator here would be ASSURE, and the registrant, the installers of the windows.