Gas flue location

[jb181]

Hello all,

I've been searching and I can't see any similar thread. I'm after an opinion as to if I have anything to worry about with respect to the location of my neighbour's flue.

It's situated in an entry way, approx 45cm from my wall, guttering and soffit - I'm getting a fair bit of condensation forming under the guttering, soffit. To cut a long story short the inspector from Gas Safe says that he would have it taken back - can't enforce as my neighbour hasn't responded to their request for inspection, my local council (Birmingham) have stated that even if it is breach of that 60cm from boundary thing, that's just a recommendation not a requirement.

So, I'm in a position where I'm stuck with it, any comments would be welcome as it is something that's on my mind.

 

[gas112]

edit

 

[muggles]

Its location could constitute a statutory nuisance, quite apart from contravening the installation regulations. Contact Environmental Health

 

[FiremanT]

Hello all,

I've been searching and I can't see any similar thread. I'm after an opinion as to if I have anything to worry about with respect to the location of my neighbour's flue.

It's situated in an entry way, approx 45cm from my wall, guttering and soffit - I'm getting a fair bit of condensation forming under the guttering, soffit. To cut a long story short the inspector from Gas Safe says that he would have it taken back - can't enforce as my neighbour hasn't responded to their request for inspection, my local council (Birmingham) have stated that even if it is breach of that 60cm from boundary thing, that's just a recommendation not a requirement.

So, I'm in a position where I'm stuck with it, any comments would be welcome as it is something that's on my mind.

View attachment 281386

The 600mm clearance is in “Part J” of building regs - so is mandatory.

The extra dimension for nuisance pluming is probably not a legal requirement, but could form the basis of a private action

 

[jb181]

Thanks both for the replies.

I suppose the question I'm asking is, am I overreacting ? If all this is going to cause is condensation, then I can live with it.

A bit of background - this was installed 3yrs ago - a lot of time was taken up getting an inspection sorted during COVID, followed by waiting on the council and finally legal advice from my house insurance. In order Gas Safe as mentioned couldn't do anything, the council not interested (which didn't really surprise me, their final words were "some local authorities will take action" - unsaid " we won't" ) - went to environmental health too, they won't do anything unless the discharge is entering a living space. Finally legal advice, which end up being along the lines of "a court wouldn't even consider this due to costs and what you're complaining about" (paraphrased). The chap did say the next step would be a surveyor's report and would then review following that. I didn't get good vibes from him.

So I left it as is - with a warning to the landlord (it's a rental) of liability for any damage and that brings me here - I was taking the bin out, and noticed the condensation following a vent - it's odd that's there's nothing that can be done and I'm questioning if it's just me.

 

[FiremanT]

No, it isn’t “just you”. The flue is wrong

It is also nfair and annoying when a tradesman follows the rules - and loses work to those who don’t bother

I would reapproach whoever said it is guidance and quote Part J of the building regs. Building regs are statutory requirements (as opposed to British Standards which is guidance). As a side issue, it is a widely held belief that Gas manufacturers instructions over tide the Regs - they don’t , but those MI’s should be in accordance with the Regs.

Look here, page 52.

https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/1108428/ADJ_2022.pdf

You have probably seen tge diagram, but this puts it into context of the Regs, making it easier to make your point.

Gas safe not being interested in such things is a farce, IMO. I would write to them and ask why they have no interest in infringement s.

I would make my complaints by letter or email. Phone calls can easily be dismissed and you have to think quickly. Having it written forces tge correspondents to be more careful to write factually rather than quoting what they think or believe, sometimes wrongly.

I would write to the Planning dept . Ask BBC why they are not enforcing requirements. The boiler installation is required to be registered with the LA, normally fine via Gas Safe. If it is not registered it is non compliant.

I work for a LA, and we had to attend a total waste of time series of press by every department, and complete exercises.. The single thing came away with was surprise at the following:
When receiving a letter from a tenant the dept has to decide if it is a complaint, compliment or comment . We were given real life scenarios and had to categorise them.

We learnt that a complaint is only a “complaint” if the word “complain” or “complain” is actually used!. Otherwise it is a “comment”, and treated and recorded as such!.
I don’t know if this is common, but it helps with the figures and is possibly useful to know if you are writing.

Finally, what is the distance between the two flues?

 

[kidgreen61]

Interesting to note that (presumably) the OP's flue is in the same position etc, only difference being the boiler is not a steamer.
Point I'm making is that if he kicks up a fuss, he may have to take action with his own flue?

 

[jb181]

Distance between the two flues (just measured) is 110cm.

Also my own flue - yes that did cross my mind, didn't think it would be an issue as it's just hot air and not near guttering etc. But if needed, will fit a conversion kit.

Right, I'll start on the complaint letter to the council.

 

[jb181]

One other question from those regs, page 50 - those distances are they legal requirements ? Why I ask is because :

"A way of meeting this requirement would be to locate flue outlets as shown in Diagram 34"

Would not should

 

[denso13]

One other question from those regs, page 50 - those distances are they legal requirements ?

No, Approved Document J is not the building regs and is guidance only. But, if you follow Approved Documents you are deemed to have complied with the building regs. It would be difficult to argue against doc J, but it is not statutory.