No safety glass issue found on survey

ar2021

Hi everyone,

We have recently had a HomeBuyers survey back on a top floor flat that we're in the process of buying. This issue was flagged as something that needed sorting out: "There is glazing to the reception room and rear bedroom that is lower than 800mm from floor level. If someone were to fall against the window, it could cause serious or even fatal injury. The glazing should therefore be replaced with safety glass." 

As this goes against building regulations (I think...) should we be asking for money off the property price so we can sort this once we move in? We don't have children so can't see it being a danger to us but I wouldn't want it to be an issue when we tried to sell in the future.

Some other issues with the windows have been flagged too such as small gaps and some minor rotting.

We're first time buyers so any advice would be really appreciated!

maisie_cat

How old is the glazing? many things in dwellings are not compliant by current standards but were compliant when installed. That does not mean that the seller should either fix it or discount the property.
There used to be plastic safety film, we bought it from Mothercare years ago, it contained any broken glass. If you are concerned that might be an option.

lookstraightahead

When did they have the glass put in? 

They are obviously happy with it how it is - why would they pay for you to change it?

I think they would tell you to do one if you asked for money off.

do you have some savings for all the other things you will need to put right when you move in (which is normal when buying a house) 

canaldumidi

No. It's been like that for years (I imagine) and doubtless complied with Buil Regs when fitted.

If you have kids who might run into/through the glass and you want the glass replaced, then do that once own. It's certainly useful to have had that risk pointed out in the survey.

But renegotiate price? No.

MaryNB

ar2021 said:

As this goes against building regulations (I think...) should we be asking for money off the property price so we can sort this once we move in? We don't have children so can't see it being a danger to us but I wouldn't want it to be an issue when we tried to sell in the future.

Nobody updates their home everytime there's a new version of the regs. It would cost a fortune. My house is 120 years old and has many many features that are noncompliant with current building regs. I had the exact same comment about glass that is low down and it's more a risk in mine because it's by the backdoor where a burglar can get to the window easily. I didn't ask for money off because I didn't expect it all to be compliant. 

Building reg compliance is only a concern for new builds or if there's been been major recent work like a new extension added. 

AdrianC

ar2021 said:

Hi everyone,

We have recently had a HomeBuyers survey back on a top floor flat that we're in the process of buying. This issue was flagged as something that needed sorting out: "There is glazing to the reception room and rear bedroom that is lower than 800mm from floor level. If someone were to fall against the window, it could cause serious or even fatal injury. The glazing should therefore be replaced with safety glass." 

As this goes against building regulations (I think...) should we be asking for money off the property price so we can sort this once we move in? We don't have children so can't see it being a danger to us but I wouldn't want it to be an issue when we tried to sell in the future.

Let's separate this into two things - the legalities and the practicailities.

Legalities first...
If the glass complied with all relevant regs at the time it was installed, there is no issue.
If the glass did not, then the local authority can only pursue the homeowner for 12 months post-install.

Practicalities...
Toughened glass shatters into small, non-sharp pebbles, rather than breaking into long, sharp shards.
If you fall against a top-floor window and it breaks, I'm not convinced that the glass shards are going to be your biggest issue.

Also consider...
It's a flat. Are the windows your responsibility, or the freeholder's?

Slinky

We've got that horrible 1960s reeded glass in the downstairs doors and an open tread staircase that is not compliant with current regs.  We'll replace them in time, but it was obvious to us when we bought the house that many of the existing fixtures would need updating. That's what happens when you buy most properties that aren't new build, and you can't expect a vendor to discount for what will be fairly obvious matters.

ETA being a flat, you need to establish who is responsible for maintaining the windows. You may not be able to change them without the freeholder giving you the OK.

doodling

I note that you're buying a flat.

Are the windows part of what you are buying?  I'd check the lease before doing anything else, the issue (not that it is really an issue unless you have medium sized children) might lie with the freeholder.

ar2021

Thank you all, this is very useful.

I think I panicked when I saw 'fatal injury' in the survey but glad to hear it's not something too unusual to come up and we can look into sorting it out at some point. 

Unsure exactly when they were put in but they're fairly old.

ar2021

Very good point about it being a leasehold flat - we're still waiting on the lease details from the vendor so will check about the windows within this. Thank you!

MysteryMe

I've got double opening doors from the hallway into the lounge with that sort of glass. My house was built in the mid 70s.  Been here years and not bothered to change them, most probably will when I get the double glazing changed in the next year or two. You could trip and hit your head against a hard surface and die so don't get too hung up on it. Obviously if you had kids charging around then yes, you would want to change them promptly.