Repairs to old extension triggers building inspection?

[reasonableman]

Would like to get some advice on an issue I'm having.

We have a house that has what would be an illegal extension. It is a single skin wall with no external quality door between the rest of the house. Because this has been existing for over 10 years before we bought the property we were told it is not an issue.

This extension how now developed a leak and we need to resolve it. Due to the non-standard building techniques used we're advised that replacing the roof is probably the best option as no-one can guarantee that the roof is not compromised.

An issue with this is that a new roof would require a building regulations application. While I am not worried that the roof would fail, would the inspector not 'fail' the inspection because of the other non-conforming 'features'.

If I have to get drawings and thermal calcs to get fixing a roof signed off, it seems a bit onerous!

 

[^woody^]

An issue with this is that a new roof would require a building regulations application

Why is that? It's a repair

 

[reasonableman]

Not everyone who's looked at it has been sure but it says in the link below it would be required.

https://www.planningportal.co.uk/info/200130/common_projects/47/roof/3

You will need approval, however, if:

• You carry out structural alterations
• The performance of the new covering will be significantly different to that of the existing covering in the event of a fire
• You are replacing/repairing more than 25 per cent of the roof area, in which case, the roof thermal insulation would normally have to be improved.

 

[Notch7]

Not everyone who's looked at it has been sure but it says in the link below it would be required.

https://www.planningportal.co.uk/info/200130/common_projects/47/roof/3

Don't you just need a roofer that is a member of a competent persons scheme, then they can self certify the roof will fully comply with building regs and no building regs application or building inspector needed.

 

[^woody^]

What do you mean by "a new roof"? The covering, the structure, flat, pitched, tiled, felt?

 

[tony1851]

Don't you just need a roofer that is a member of a competent persons scheme, then they can self certify the roof will fully comply with building regs and no building regs application or building inspector needed.

Can roofers actually self-certify? If it needs a new roof, it's a structural issue surely, requiring a b/regs application?

 

[^woody^]

If it needs a new roof, it's a structural issue surely, requiring a b/regs application?

No it's a repair.

It might need an application under Part L for insulation, but that's it.

 

[clifford1]

"You are replacing/repairing more than 25 per cent of the roof area, in which case, the roof thermal insulation would normally have to be improved."

That surely means 25% of the total roof area? If it only means the percentage of the bit of roof that is being repaired, then by definition that can only be 100%, and the point is meaningless.

 

[reasonableman]

What do you mean by "a new roof"? The covering, the structure, flat, pitched, tiled, felt?

I mean the entire roof structure from the ceiling out, it is currently a flat (i.e. low pitch), felt roof (but some quotes have suggested composite tiles rather than felt/EPDM). One of the causes for the replacement suggestion is that it is not clear how the upper wall plate is secured to the rest of the structure and thus what load it can bear.

 

[^woody^]

It's still a repair and does not need building regulations for the structure renewal. Any application will be solely for the thermal performance of the covering.

Obviously, any timbers replaced need to be adequate to form a roof structure and support any different covering that will be fitted. Likewise, how the roof is connected to the walls, and how suitable the walls are to support the roof must be considered, but that does not come under building control.

As part of the inspection for the roof covering, an inspector will obviously see the roof structure and may well comment if something is not right, but it will be an informal comment and not part of the inspection - although if the roof and walls are completely unsuitable structurally then yes an inspector may well not approve the covering replacement.

 

[Notch7]

Can roofers actually self-certify? If it needs a new roof, it's a structural issue surely, requiring a b/regs application?

I guess only if it's just a part L.

 

[jeds]

There is a self cert scheme for roofers - through the roofing federation. I wouldn't bother though, just join the millions of people that have roofs replaced - like for like - as a repair. If it needs a bit of upgrading as well then that could hardly be criticised. Technically, replacement insulation requires building regs. I would just make sure it is up to current standard. The worst that could happen is you have to apply to get it regularised. As long as you keep good records and photos that shouldn't be a problem. Won't happen though.

 

[Old Salt]

My BO was happy with photos of insulation being in place before a ceiling went in to save him climbing in the loft. As Jeds said take photos of each stage, close ups of materials used and then crack on.