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Pre-existing Dormer improvements

AmmDram
Posts: 84 Forumite

Asking for a friend… if there is a pre existing dormer loft conversion on a property (built decades ago so likely now non compliant with building regs) and in the interests of maintenance and repair someone wanted to replace the roof and cheeks of the dormer, adding more insulation to make it a more comfortable room to use… can they just go ahead and make the improvements to the outer section of the dormer, or will any improvements need to meet modern building regs? Thanks for any useful input here.
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If you are replacing more than 25% of a thermal element (i.e. flat roof, cladding, etc), then building regulations kick in. So stripping off the (presumably) flat roof and cheeks of the dormer would exceed the 25% rule and Building Control should be notified (but up to your friend if he/she/they go that route).Regulations stipulate a minimum u-value for the roof & walls. Sometimes it is not technically feasible to reach the target, so one is required to do what is required to the best possible standard. Sometimes, other thermal improvements can be made elsewhere in the property to offset any shortcomings of the work in the dormer area.Her courage will change the world.
Treasure the moments that you have. Savour them for as long as you can for they will never come back again.1 -
Thank you for replying. If they find a roofing company to do the work, does the homeowner have to contact building control to come and have a look while the work is taking place? And would the regs just be relating to the thermal performance of the cheeks/new roof? Just concerned about a huge loft conversion rebuild can of worms being opened…0
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FreeBear said:If you are replacing more than 25% of a thermal element (i.e. flat roof, cladding, etc), then building regulations kick in. So stripping off the (presumably) flat roof and cheeks of the dormer would exceed the 25% rule and Building Control should be notified (but up to your friend if he/she/they go that route).Regulations stipulate a minimum u-value for the roof & walls. Sometimes it is not technically feasible to reach the target, so one is required to do what is required to the best possible standard. Sometimes, other thermal improvements can be made elsewhere in the property to offset any shortcomings of the work in the dormer area.0
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AmmDram said:Asking for a friend… if there is a pre existing dormer loft conversion on a property (built decades ago so likely now non compliant with building regs) and in the interests of maintenance and repair someone wanted to replace the roof and cheeks of the dormer, adding more insulation to make it a more comfortable room to use… can they just go ahead and make the improvements to the outer section of the dormer, or will any improvements need to meet modern building regs? Thanks for any useful input here.What you describe sounds more like an alteration than "maintenance and repair".Important to appreciate the difference between the need to comply with the requirements of the Building Regulations when carrying out work, and the requirement to notify and/or seek approval.The fact work doesn't need approval/notification doesn't mean you don't need to comply with the regulations - i.e. if you are only replacing 24% of the roof it doesn't mean you can do it defectively.The Building Regs are effectively a minimum standard for safety, durability, and impact on occupants and the environment. Anyone planning to do work on their own home to a lower standard than the regulations require should give their head a little bit of a wobble.Also worth pointing out to your friend that surveyors are fairly good at estimating when work has been done - so when they come to sell they may have difficulties convincing people that the 'recently constructed dormers' have been there all along.0
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AmmDram said:FreeBear said:If you are replacing more than 25% of a thermal element (i.e. flat roof, cladding, etc), then building regulations kick in. So stripping off the (presumably) flat roof and cheeks of the dormer would exceed the 25% rule and Building Control should be notified (but up to your friend if he/she/they go that route).Regulations stipulate a minimum u-value for the roof & walls. Sometimes it is not technically feasible to reach the target, so one is required to do what is required to the best possible standard. Sometimes, other thermal improvements can be made elsewhere in the property to offset any shortcomings of the work in the dormer area.
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Section62 said:AmmDram said:Asking for a friend… if there is a pre existing dormer loft conversion on a property (built decades ago so likely now non compliant with building regs) and in the interests of maintenance and repair someone wanted to replace the roof and cheeks of the dormer, adding more insulation to make it a more comfortable room to use… can they just go ahead and make the improvements to the outer section of the dormer, or will any improvements need to meet modern building regs? Thanks for any useful input here.What you describe sounds more like an alteration than "maintenance and repair".Important to appreciate the difference between the need to comply with the requirements of the Building Regulations when carrying out work, and the requirement to notify and/or seek approval.The fact work doesn't need approval/notification doesn't mean you don't need to comply with the regulations - i.e. if you are only replacing 24% of the roof it doesn't mean you can do it defectively.The Building Regs are effectively a minimum standard for safety, durability, and impact on occupants and the environment. Anyone planning to do work on their own home to a lower standard than the regulations require should give their head a little bit of a wobble.Also worth pointing out to your friend that surveyors are fairly good at estimating when work has been done - so when they come to sell they may have difficulties convincing people that the 'recently constructed dormers' have been there all along.Maybe my choice of language on my first post has caused confusion. I meant does building control have to be informed and come to inspect it, not can we get away with any old bodge job!0
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Section62 said:AmmDram said:FreeBear said:If you are replacing more than 25% of a thermal element (i.e. flat roof, cladding, etc), then building regulations kick in. So stripping off the (presumably) flat roof and cheeks of the dormer would exceed the 25% rule and Building Control should be notified (but up to your friend if he/she/they go that route).Regulations stipulate a minimum u-value for the roof & walls. Sometimes it is not technically feasible to reach the target, so one is required to do what is required to the best possible standard. Sometimes, other thermal improvements can be made elsewhere in the property to offset any shortcomings of the work in the dormer area.0
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casper_gutman said:Section62 said:AmmDram said:FreeBear said:If you are replacing more than 25% of a thermal element (i.e. flat roof, cladding, etc), then building regulations kick in. So stripping off the (presumably) flat roof and cheeks of the dormer would exceed the 25% rule and Building Control should be notified (but up to your friend if he/she/they go that route).Regulations stipulate a minimum u-value for the roof & walls. Sometimes it is not technically feasible to reach the target, so one is required to do what is required to the best possible standard. Sometimes, other thermal improvements can be made elsewhere in the property to offset any shortcomings of the work in the dormer area.Just looking for advice so I thought I would ask on here as none of us have a clue where to start (as in, with tradesmen… do they sort all the info if planning/building control is required or is it on the home owner). And if it is on the home owner to speak to building control, at what stage because no local builders etc with good reviews seem to be available this year.Also, we have searched the internet for advice on both the dormer and changing the small flat roof and have so far drawn blanks. Thanks.0
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Sounds like the porch area is part of the "habitable" space. In which case, the roof should be insulated. If you have single skin brick walls (100mm or so thick), then adding a good thick layer of insulation there will pay dividends.As for your question "does building control have to be informed and come to inspect it" - Ideally, BC should be notified before any work commences and they will want to conduct periodic inspections. As the homeowner, you (or your friend) is responsible for contacting BC, not the builder/roofer/whoever is doing the work - Although, for some types of work, some tradesmen can self certify the work and do the Building Control notification (FENSA/CERTASS for doors/windows being one example).
Her courage will change the world.
Treasure the moments that you have. Savour them for as long as you can for they will never come back again.0 -
FreeBear said:Sounds like the porch area is part of the "habitable" space. In which case, the roof should be insulated. If you have single skin brick walls (100mm or so thick), then adding a good thick layer of insulation there will pay dividends.As for your question "does building control have to be informed and come to inspect it" - Ideally, BC should be notified before any work commences and they will want to conduct periodic inspections. As the homeowner, you (or your friend) is responsible for contacting BC, not the builder/roofer/whoever is doing the work - Although, for some types of work, some tradesmen can self certify the work and do the Building Control notification (FENSA/CERTASS for doors/windows being one example).0
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