Conservatory - will foundations support glass roof?

Section62

AmmDram said:

I should add, we are having ‘external’ doors added between our kitchen and the conservatory. 

I think unless a building regs expert comes along to comment you might want to arrange a discussion with an architect to go through all the options.

As a conservatory it looks as if there are several possible BR breaches, the lack of external-type doors being one of them.  The breaches are possibly well past enforcement, but then doing a substantial renovation project might bring those breaches back into focus.  Doing work so soon after taking out an indemnity policy could also affect that.

Unless you really want to put the external-type doors in, I would give serious thought to biting the bullet and regularising the 'extension' as an extension.  If it has a solid roof, and 1(/2 /2.5?) solid walls, and a radiator which is part of the house CH, then you are possibly going to be at the point where credibly calling it a 'conservatory' when you sell is going to be tough. (potentially needing a new indemnity policy)

You are looking at replacing the roof, and possibly half the front, so bringing it up to standard as an extension may not cost excessively more... plus you don't need to spend money fitting out-of-place external doors inside your home.

An architect will have a better idea of the options you have - spending a bit of money on that could pay you back in reduced building costs, and possibly ultimately increasing the value/saleability of the property.


Something else to bear in mind - I'd be concerned about that large area of glass which extends down very near 'ground' level by the patio.  You will need to be careful to make sure any replacement glazing in that area complies with the requirements of the building regulations in terms of preventing people falling against/through it.  Someone falling against (or perhaps a child running into) those windows could have tragic results if the glass is not suitably specified.  It could - literally - be lethal.

Again, things like that are where an architect could give you important advice - which you may not get from a builder/conservatory company that regards building regs as a nuisance and unnecessary extra.

Section62

Jeepers_Creepers said:

AmmDram said:

I did think if it was to be solid roof with Velux, I would want them to open, but I was reading something on their website the other day about the minimum height from the ground for opening velux windows and as our conservatory meets a built up patio, I wasn’t sure if we would be allowed opening velux?

Min height for opening Velux? Haven't a scooby, but that sounds weird. Why would there be?

Part K would be my suggestion - protection against falls.  If the roof is too low it would be easy to climb onto it, then fall straight through an open roof window onto the floor below.  Potentially fatal for a child, maybe for an adult too.

The regs might also require toughened glass to be used in any non-opening windows in that location.  Something that needs checking out carefully. (ditto the glass in the front windows as per my previous post)

AmmDram

Section62 said:

I think unless a building regs expert comes along to comment you might want to arrange a discussion with an architect to go through all the options.

As a conservatory it looks as if there are several possible BR breaches, the lack of external-type doors being one of them.  The breaches are possibly well past enforcement, but then doing a substantial renovation project might bring those breaches back into focus.  Doing work so soon after taking out an indemnity policy could also affect that.

Unless you really want to put the external-type doors in, I would give serious thought to biting the bullet and regularising the 'extension' as an extension.  If it has a solid roof, and 1(/2 /2.5?) solid walls, and a radiator which is part of the house CH, then you are possibly going to be at the point where credibly calling it a 'conservatory' when you sell is going to be tough. (potentially needing a new indemnity policy)

You are looking at replacing the roof, and possibly half the front, so bringing it up to standard as an extension may not cost excessively more... plus you don't need to spend money fitting out-of-place external doors inside your home.

An architect will have a better idea of the options you have - spending a bit of money on that could pay you back in reduced building costs, and possibly ultimately increasing the value/saleability of the property.


Something else to bear in mind - I'd be concerned about that large area of glass which extends down very near 'ground' level by the patio.  You will need to be careful to make sure any replacement glazing in that area complies with the requirements of the building regulations in terms of preventing people falling against/through it.  Someone falling against (or perhaps a child running into) those windows could have tragic results if the glass is not suitably specified.  It could - literally - be lethal.

Again, things like that are where an architect could give you important advice - which you may not get from a builder/conservatory company that regards building regs as a nuisance and unnecessary extra.

Thanks. Any idea of a ball park figure for getting an architect’s advice please? We don’t have a lot of money for this project but don’t want to end up doing the wrong thing. If they can advise on building control and which options could be best light-wise (for still getting light into the living room) then it could be worth it for their advice. 

Before we bought this house I looked at replacing conservatory roofs and thought around £5k might be enough… now I realise it needs a lot more doing (even if that is ‘just’ replacing all the glass and the roof with more straightforward windows/glass roof). Talk about regularising it as an extension sounds way out of our price league. 

I just want to be able to sit in there with the window open to enjoy the rain (I know that sounds weird but I used to sit in the garden at our old house with a brolly when it rained!  And not be boiling hot when it’s warm. Or get into trouble with the building regs. If it had decent windows which open properly the heat would be less of an issue. 

Thanks for the pointers on the glass. 

AmmDram

Well, it’s been a while but I have a small update. We have finally had two companies out to quote for replacing the conservatory glass and roof. Still trying to get a third company (who have decent reviews) to agree to come and quote! 

Not actually had a quote through yet, but I could do with some input from people who know more than I do on this. 

The first company are Fensa registered and accredited ultraframe roof installers. They visited the house over a month ago and still no sign of a quote. I have chased them up but they must be very busy. They also told me they’d send me a diagram first, not a price to see what I think to the design, rather than ‘wasting their time’ pricing things up in the first instance. 

The second company aren’t Fensa or Certass registered, but they are DGCOS  vetted and accredited installers. They would also be using ultra frame roofing, but they are not listed as accredited installers. 

Both companies said they have a 10 year insurance backed guarantee. Both companies have very good online reviews. 

The first company seemed set on a certain style of window opening, which I’m not sure if it will meet my requirements. The second company are Rehau accredited fitters and said we could include sliding door style ‘windows’ by Patio Master. I have no idea why the first company said this kind of thing wouldn’t be possible. I know technically we couldn’t use it as doors due to the ground level, but it would be great to be able to open it up properly as a window. 

I like the ideas of the second company, but am concerned they aren’t Fensa/Certass registered. The salesman told me that as it’s a conservatory, that doesn’t matter… I have no idea if this is the case or not?

Both companies said they would send a surveyor if we wanted to go ahead, but neither seemed interested in checking the foundations. I have no idea if they’d be strong enough to support new windows and a glass roof…?

In addition, we had some french doors fitted to replace the internal grade non locking wooden bi-folds between the house and the conservatory. I was expecting a Certass certificate but wasn’t given one. When I asked about it, this installer told me as they are internal doors, we don’t need one (but technically as they separate the house from the conservatory, they are the external doors). He said he could issue one for an extra £50. Is this normal? I don’t want to waste money but I don’t want to be without a certificate if I may need it in the future? 

Sorry this is so long, if you’re still with me, any input would be gratefully received. Thanks.