Did I need a structural engineer for changing window to door?

housebuyer7

Hello,

I had a window at the rear to my property that I had changed to patio doors. I did not make the doors any higher than what the window was, nor did I make the doors any wider. All that was changed was the removal of brickwork below the window to make room for the door (as well as removal of the window itself). 

The windows company advised me as I was not making the door wider or taller, I did not need a structural engineer, as the existing lintel could be kept. So the lintel was not changed and the door was installed. I have a FENSA certificate.

I’m now selling my house and the solicitors have asked me a question about what was done. I’ve explained the above. Was the information I received wrong? Am I going to now have to get a structural engineer out? 

Section62

housebuyer7 said:

I had a window at the rear to my property that I had changed to patio doors. I did not make the doors any higher than what the window was, nor did I make the doors any wider. All that was changed was the removal of brickwork below the window to make room for the door (as well as removal of the window itself). 

The windows company advised me as I was not making the door wider or taller, I did not need a structural engineer, as the existing lintel could be kept. So the lintel was not changed and the door was installed. I have a FENSA certificate.

I’m now selling my house and the solicitors have asked me a question about what was done. I’ve explained the above. Was the information I received wrong? Am I going to now have to get a structural engineer out? 

If the lintel isn't being alterered and the work doesn't affect the lintel's support then the answer usually would be 'no' to needing a SE.

However, if the door/window was very close to the end of the wall (i.e. in the very corner) then removing the brickwork below the window could have some impact (theoretically) on the lateral support of the return wall and in those circumstances it might be wise to get that checked by a SE before the work is done.

weeg

Generally, the answer is no. But I have been asked (as a SE) to inspect and provide confirmation that it's all fine in the past for a sale to proceed. So, you might actually have to get someone out, if only to satisfy the buyer's solicitor.

housebuyer7

Thank you! The lintel is not visible to the naked eye - internally the walls are plastered and the rear is rendered ☹️ would a SE still be able to make an assessment?

outtatune

But you did make the door taller, by removing the brickwork. 

Honestly, a window installation company is not the place I'd look to for advice on structural engineering matters. They may well be right, but they told you that not because they thought what they were saying was accurate but because telling you you needed a structural engineer would come with a significant risk of them losing a sale.

You will need to talk to your solicitor about this.

stuart45

He removed the brickwork below the window. He hasn't increased the height or width of the opening. 

stuart45

housebuyer7 said:

Thank you! The lintel is not visible to the naked eye - internally the walls are plastered and the rear is rendered ☹️ would a SE still be able to make an assessment?

The main assessment would be as Section62 mentioned about the amount of masonry from the opening jambs to the quoins.

housebuyer7

@outtatune I did NOT make the door any taller. I made the window lower if anything.

stuart45

Building regs are 665mm, which is about 3 bricks long as stretchers.
It's possible to get away with less when building if the SE can do the calcs to prove it's OK. 
That looks slightly less than 665mm, maybe 2 and a half bricks, or even 2.

Section62

housebuyer7 said:

here is a photo of the door (to the right is the neighbours adjoined house).

Are there any openings in the return wall?  (the one opposite your hob)

stuart45

The solicitor might accept that you've had a FENSA registered company do the work and you've got the certificate.