Seeking advice about independent building controller and similar

Crater

We are considering a quote from a conservatory company to put up a conservatory style extension with a solid roof (which means it is an extension rather than a conservatory for building control purposes IIUR). It falls within planning permission permitted development rights (single storey, permitted dimensions etc.) Regarding the project, the company says it certifies via Assure (which covers glazing) and via Assure through the independent building controllers JHAI. (They also mention the Double Glaxing Ombudsman.)  I am not knowledgeable and wonder if this is a standard path through building control, and if it's reliable. (Reviews around JHAI are not very positive at present.)

The conservatory company is long established and reputable.

I have sought some general information from our LABC department, and got back a cut and paste from "admin support" about competent persons, which did not address my questions at all; tried again for clarification and got back nothing

Any signposts to a more specific forum also welcomed, bearing in mind we are house holders not builders.

Many thanks for any enlightenment.

Doozergirl

What is the specification of the build?   Does it actually meet the building regulations for an extension?

Conservatories in their nature don't meet the regs and lightweight roofs do not either.   Conservatory companies generally operate outside of full regs. 

What is being built?  To what specification? Depth of foundation?  What u-values etc?   

Will a building inspector be visiting the premises or are they trying to self certify the lot?  Because you cannot self certify an extension.  

We don't really have enough info to go on to say much.  If you asked the same of LABC then a vague answer could be predicted.  

Approved Inspectors exist, it is fine to use them.  You just want to be sure that what is being built is what you expect - an extension, not a conservatory.  

Crater

Thank you for your comments, which have helped to shed some light. What we really wanted was a conservatory, but with a non-glass roof. There are lots of people offering these, but they like it if  you already have the conservatory first

The company we have talked to most, would be using the Inspectors JHAI to certify the non-glazing parts,  (The ones with the not very positive reviews at present.), and Assure otherwise.

(The question I sent our LABC was significantly different: re whether "LABC registration" means that a building company [not the same company in this case] can handle Building Control certification for their clients. The reply I got back didn't address that at all. Confidence dented!]

Doozergirl

Crater said:

Thank you for your comments, which have helped to shed some light. What we really wanted was a conservatory, but with a non-glass roof. There are lots of people offering these, but they like it if  you already have the conservatory first

The company we have talked to most, would be using the Inspectors JHAI to certify the non-glazing parts,  (The ones with the not very positive reviews at present.), and Assure otherwise.

(The question I sent our LABC was significantly different: re whether "LABC registration" means that a building company [not the same company in this case] can handle Building Control certification for their clients. The reply I got back didn't address that at all. Confidence dented!]

So, conservatories sit outside of the building regulations in most cases. 

They require an external quality door to remain in place between the house and conservatory.  

This then means that nothing needs to meet the regulations as it isn't classed as an extension, more an outbuilding. It needs no foundations, doesn't need to meet insulation standards etc.  

If what you have is a conservatory with a lightweight solid roof then you are not going to get proper building control sign off because they are, in their construction, not built to meet regulations.  It's what makes them significantly cheaper than extensions.    

Glazing companies can register with Fensa or Certass in order to self-certify that glazing meets the regulations,  but that doesn't cover any structural work around the glazing, purely the specification of the windows themselves.  

Building companies don't register with LABC, so I'm not sure what you're talking about with that question and that's perhaps why the reply isn't what you're expecting from them.  Building Control is transactional, not a membership.     I am concerned that there are some smoke and mirror  antics occurring and you're being promised something that isn't what it appears to be.   

Re: JHAI - they don't exist anymore.  They were bought out by Stroma in 2022.  If you go to Google and choose to go to the JHAI website it takes you directly to Stroma. 

Stroma I have used for years, but the fact that your company says they work with a company that no longer exists sets alarm bells ringing.  I also have something in the back of my head that they would apparently approve things that I've not seen others approve.  

I'd really want to know what the specification of your build is, because that is what tells you if you should have a proper building control certificate.  

FreeBear

Doozergirl said: If what you have is a conservatory with a lightweight solid roof then you are not going to get proper building control sign off because they are, in their construction, not built to meet regulations.  It's what makes them significantly cheaper than extensions.    

Glazing companies can register with Fensa or Certass in order to self-certify that glazing meets the regulations,  but that doesn't cover any structural work around the glazing, purely the specification of the windows themselves.

And as an outbuilding, a conservatory doesn't need to meet building regulations in terms of insulation. On that basis, I would question whether FENSA/CERTASS certification on the glazing is really needed (probably not).

stuart45

FreeBear said:

Doozergirl said: If what you have is a conservatory with a lightweight solid roof then you are not going to get proper building control sign off because they are, in their construction, not built to meet regulations.  It's what makes them significantly cheaper than extensions.    

Glazing companies can register with Fensa or Certass in order to self-certify that glazing meets the regulations,  but that doesn't cover any structural work around the glazing, purely the specification of the windows themselves.

And as an outbuilding, a conservatory doesn't need to meet building regulations in terms of insulation. On that basis, I would question whether FENSA/CERTASS certification on the glazing is really needed (probably not).

Fensa don't give certificates for conservatories, but the glass must meet the regs as with electrics.

Crater

 

Thanks all. My "spec" is simply dimensions inside Planning permission (that's the space we have! so no messing there), and I am aware of the limitations on conservatories (it's widely published, as are other data such as insulation etc.), but my belief has been that if you have a conservatory with an insulated roof you can't see through, it is then an extension for regulation purposes, and needs to be signed off by someone official. (Even though fully glazed conservatories don't.) Maybe I am wrong about the requirement for being "signed off", in which case my question is probably unecessary. Most conservatory companies belong to FENSA or similar but as Stuart45 says, that only covers the glazing (so it's already smoke and mirrors in a sense.)

Thank you for the information about JHAI and Stroma. I see they "merged" (publicly anyway) last October. Without knowing both names, I doubt even Google would have mentioned that! I have neard of Stroma, but you have put it in context.

Re LABC, what I am referring to is best explained by Google: "Local Authority Building Control (LABC) has a number of registration schemes where we seek to streamline the construction process for manufacturers, installers, developers, building control surveyors and the end users of buildings. Choose from our available schemes below" and that is from the horse's mouth at https://www.labc.co.uk/professionals/registration-schemes, which I trust is genuine. I think the idea is that such companies are trusted to do the liaison with Building Control where necessary, so that the client doesn't have to. (Not quite the same as an independent approved inspector.)

FreeBear I admit I had not thought of a conservatory as an "outbuilding" as it's attached to a house (albeit isolated from it by certain regulations on doors, utilities etc.). It helps to put it in context, though. I am quite happy with that.

And it does seem that using an independent approved inspector is a standard path through building control.

Doozergirl

"Re LABC, what I am referring to is best explained by Google: "Local Authority Building Control (LABC) has a number of registration schemes where we seek to streamline the construction process for manufacturers, installers, developers, building control surveyors and the end users of buildings. Choose from our available schemes below" and that is from the horse's mouth at https://www.labc.co.uk/professionals/registration-schemes, which I trust is genuine. I think the idea is that such companies are trusted to do the liaison with Building Control where necessary, so that the client doesn't have to. (Not quite the same as an independent approved inspector.)"

It's not that at all.  Have you clicked through again? 

Because "Assured" closed in 2021. 

The others are about construction drawing details (which architects might use when submitting full plans) and working with other local
authorities.  Irrelevant to you. 

Dimensions of your building do not a specification make.  I smell horse poop.