Window ledge below 900mm in height

[u587162]

We're renovating a property and changed the fenestration of the window openings etc. It's not a new build but an existing building.

I understand that windows need to be above 900mm from th
Le ground. When we did the building work we had planned for that but then I decided to install wet UFH on the first and second floors and then levelling compound on top. As a result the height from the floor to the window ledge (but not the glass part of the window) is about 850mm in some areas of the house and 870mm in other areas.

Will I fail building control sign off as a result? Is the requirement now going to be simply that I need toughened windows, which again I have in some areas but not others. Below is an example pic. Does the 900mm refer to the ledge or the glass part of the window?

 

[matlob]

Don't quote me but I think the limit is 800mm. It is also to an openable area so would be to the top of the lower window frame so you may be ok even at 900

 

[big-all]

i thought it was 900mm to glass ??
if you havent altered the window opening it may be permitted as applicable to regs off the time iff not concidered as updating ??

 

[paulrockliffe]

Think it's 800, but if there's a sill a child can stand on then the 800 starts again from there to the window opening. Check the regs.

You can restrict the opening of it's a non escape window

 

[frutbunn]

its 800mm.

 

[lostinthelight]

I was under the impression if glass was at the bottom of stairs, steps or lower than 800mm from the ground it hade to be toughened glass..thats what I went by when doing my place.

 

[frutbunn]

I was under the impression if glass was at the bottom of stairs, steps or lower than 800mm from the ground it hade to be toughened glass..thats what I went by when doing my place.

In the situation illustrated in the photo its 800mm there are additional requirements for glazing in doors and glazing adjacent the doors within 1500mm of ground level, the rules on a stairway are covered by the same regs.

 

[Notch7]

 

[u587162]

Thx for all the comments. When I also checked on the Planning Portal, it also seems to suggest 800mm. Im not sure where I got 900mm from, I thought my private building inspector told me this long time ago.

The window does fully open side way as a form of escape if necessary.

BTW if restrictor hinges are installed, can this prevent a burglar from entering the window because it would be a little awkward trying to press the two side buttons to release the hinges to open fully?

 

[Best Glaze]

I was under the impression if glass was at the bottom of stairs, steps or lower than 800mm from the ground it hade to be toughened glass..thats what I went by when doing my place.

750mm then toughned is required, or if within 300mm of a door opening, a bathroom.

 

[frutbunn]

750mm then toughned is required, or if within 300mm of a door opening, a bathroom.

No its 800mm of ground level and only up to 1500mm above ground level if within 300mm of a door. There is no differentiation for bathroom locations.

 

[johnny2007]

Said all of the above, I've never seen a BC officer measuring windows height.
Probably they would if it was obviously low (600mm for example)

 

[frutbunn]

Said all of the above, I've never seen a BC officer measuring windows height.
Probably they would if it was obviously low (600mm for example)

I have on numerous occasions, I've even taken out glass testing equipment, to check it as well.

 

[johnny2007]

I have on numerous occasions, I've even taken out glass testing equipment, to check it as well.

Blimey!
Are you a BC officer?
If so, I bet you're not in London.

 

[frutbunn]

Blimey!
Are you a BC officer?
If so, I bet you're not in London.

Yes I am, but never gone any further south than Yorkshire.
Speaking of testing, it really ****es builders off when you test the glazing to make sure the low E coating in on the correct side. Most specialist glazing Co's get it wrong as well!!