Is the builder or council in the wrong?

[JamesAsus]

I had a good rep with a builder who did a recent garage conversion for us. However it's come to light afterwards that the roof overhang at the front of the garage should have been vented.

I was really happy with his work but this has left a bit of a sour taste in my mouth especially given how specific he seemed about other things.

When I asked the building control officer how it was signed off without ventilation he passed the book and said the builder didn't tell him that the section of roof over the garage had a dividing wall between it and the adjoining roof which does have vents.

This builder has been in the trade a long time and has a good rep and maybe is a bit old school, on the other side of it - it is only a small roof void (6 metres squared).

I don't want to fall out with the builder but is this not basic building knowledge? I have mentioned it and it sounds like he will charge me to fit ventilation in the form of a roof tile but I'm not really sure if this should come at a cost to me as it seems like it's something basic that should have been done?

 

[noseall]

I don't want to fall out with the builder but is this not basic building knowledge?

Yes and no. It's easily overlooked, even by some architects. Some roofs are already vented and some not. Did your builder have a design to work to or quote with? If not, then simply pay him to put the vents in. It's not unusual for BC to ask for some obscure items that are not flagged up at the design stage, and simply go down as an extra.
It's not a big job especially, and you'd have to foot the bill in any case.

 

[JamesAsus]

Yes and no. It's easily overlooked, even by some architects. Some roofs are already vented and some not. Did your builder have a design to work to or quote with? If not, then simply pay him to put the vents in. It's not unusual for BC to ask for some obscure items that are not flagged up at the design stage, and simply go down as an extra.
It's not a big job especially, and you'd have to foot the bill in any case.

Not really no, I just wanted my garage converted into a lounge area, relatively simple work. But venting wasn't discussed but I never thought of it as I didn't know.

 

[noseall]

Not really no

...to the design aspect?

but I never thought of it as I didn't know.

I wouldn't expect the average homeowner to know any more than the average builder. Builders are not designers either. As I said, even an architect could have overlooked it.
Just pay him to put them in. It's not life changing, or owt.

 

[JamesAsus]

...to the design aspect?

I wouldn't expect the average homeowner to know any more than the average builder. Builders are not designers either. As I said, even an architect could have overlooked it.
Just pay him to put them in. It's not life changing, or owt.

There wasn't any designing to be honest, literally just raise floor, insulated, electrics and plumbing, no design as such it's just a basic box room.

 

[noseall]

There wasn't any designing to be honest, literally just raise floor, insulated, electrics and plumbing, no design as such it's just a basic box room.

Your post title is a bit off then. No one is 'wrong' other than the client and their lack of detail. I always advise my customers to get a designer on board, especially if there are strict budgets to adhere to. They are always worth their cost.

 

[JamesAsus]

Your post title is a bit off then. No one is 'wrong' other than the client and their lack of detail. I always advise my customers to get a designer on board, especially if there are strict budgets to adhere to. They are always worth their cost.

Fair enough, I just thought it would maybe be something the builder would advise working in the trade for a while that's all but like I say it's not a huge area and he has been in the trade a long time so maybe just thinks they never used to vent so it's not a major concern.

 

[noseall]

so it's not a major concern.

Oh, right...

I was really happy with his work but this has left a bit of a sour taste in my mouth

 

[martygturner]

Your builder might be correct... it depends on the nature of the roofing felt, if its type LR then no addition ventilation is required, if the roof is air permeable eg slate, concrete tiles etc.

See :https://nhbc-standards.co.uk/7-roof...15-ventilation-vapour-control-and-insulation/ fig 49

 

[JamesAsus]

Your builder might be correct... it depends on the nature of the roofing felt, if its type LR then no addition ventilation is required, if the roof is air permeable eg slate, concrete tiles etc.

See :https://nhbc-standards.co.uk/7-roof...15-ventilation-vapour-control-and-insulation/ fig 49

It's non breathable felt.

 

[Ivor Windybottom]

I think everyone here agrees that it's not a big deal and you should pay extra to have them installed.

Do you not agree with this? Were you looking for validation that you should demand that the builder works for nothing?

 

[noseall]

I think everyone here agrees that it's not a big deal and you should pay extra to have them installed.

Do you not agree with this? Were you looking for validation that you should demand that the builder works for nothing?

I think the thread titlesays a lot. He forgot to add 'customer' to the list.

 

[JamesAsus]

I think everyone here agrees that it's not a big deal and you should pay extra to have them installed.

Do you not agree with this? Were you looking for validation that you should demand that the builder works for nothing?

No I'm not expecting anything for free. However I would have expected a 'conversion into a habitable room' to have included the basics. Basics to me are damp proofing, insulation and realistically venting the roof so I don't end up with serious damp issues within a year or two.

 

[Ivor Windybottom]

It's just a detail. I hope you do whatever you do for a living utterly perfectly every time without fail.

If the builder had thought it needed vents then you'd have already paid extra for them anyway. You're not losing anything as a result of them being added after. Even if you are paying a bit more then it's just how life is.

You didn't have it professionally designed so therefore you were effectively the site manager. I suppose you could discipline yourself and tell the world how incompetent you are.

 

[JamesAsus]

It's just a detail. I hope you do whatever you do for a living utterly perfectly every time without fail.

If the builder had thought it needed vents then you'd have already paid extra for them anyway. You're not losing anything as a result of them being added after. Even if you are paying a bit more then it's just how life is.

You didn't have it professionally designed so therefore you were effectively the site manager. I suppose you could discipline yourself and tell the world how incompetent you are.

I know it's just a detail and the reason I posted this is because I didn't know what to think, I just thought ventilation would of been an obvious thing for a builder of 30 years to know about and advise. That's all, I'm not bothered about extra cost but it's me who has realised it needs it after the project completion and I have zero building knowledge.