timber frame repairs - building control?

[sarah46]

I am currently having some repairs done to back wall of my house which is timber framed and rendered. - the builder is splicing in seasoned oak to rotten posts and repairing sill plate where necessary so I was feeling please with myself for getting a proper job done. It did not occur to be that I would need building control to approve these repairs until someone mentioned it to me yesterday. Is this right? The work is not yet finished so should I get building control in now? Does anyone know what they are likely to make me do??

 

[middi]

I don't think you need building control if you are repairing you old building , what you should do is advise the conservation officer that you intend to carry out like for like repair work on the building, if it is listed.

Personally, if my old building needed ( like for like) repairs, I just go ahead and do it.

 

[sarah46]

no its not listed - this is why I was a bit worried as I assume Im not exempt from any of the regulations, where listed buildings can be exempt. Will the CO be interested if the building is not listed?

 

[Nemesis]

I can't help here, I don't think that you need BC involved though as long as what you are doing isn't affecting the structural integrity and isn't an alteration or new work it sounds OK. You could check but then you could get a jobsworth and heaven knows where it could end!

However, where listed buildings are concerned - always check with the CO before doing anything apart from minor things - like for like isn't a free for all, and many if given the chance would end up with a new building.

 

[Penners]

If the building isn't listed, and all you're doing is repair work, then I don't think any kind of consent is required (except that of your bank manager! :wink: )

 

[sarah46]

thank you for your replies - I was worried about the new April 2006 regulations about improving thermal qualities when doing any work to an external wall - perhaps I was misinterpreting these when I found them on the internet.

 

[biffvernon]

Ahem. Part-L springs to mind.

 

[Nemesis]

Doesn't this depend on how much work is being carried out?

I'd still keep quiet.


Very quiet.

 

[Penners]

Ahem. Part-L springs to mind.

Even for simple repairs - like for like? Would it apply then?

 

[biffvernon]

 

[Penners]

Come, come, Mr Vernon. You're under oath. Stop evading the question.

 

[sarah46]

thank you biff, penners et al for your input - I'm still not sure what to do though! Tempted to keep quiet and get on with it but what happens if/when we sell the house and are asked about any work we have had done? - I dont want to lie about it! Equally I dont want a jobsworth building officer coming round now insisting we do it their way if what they make us do is not in keeping with the building and adds a lot more to the not inconsiderable expense we have already incurred! I understand/approve of the principal behind the Part L regs, to improve thermal qualities of a house - but what can you actually do to a timber framed wall short of completely replacing it?Would there be an insulating material that could go on under the new render?As I said before, we have just had repairs carried out to some damaged timber,keepng the infill in place(lovely mixture of brick and wattle/daub). Just to re-iterate, building is not listed nor in a conservation area.Any more ideas/opinions??

 

[Nemesis]

I'd just get on with it... it surely is only a minor amount of repair?

 

[andrew gayton]

if you are repairing 'like-for-like' and not 'altering' then the Part L will not apply so you will not need any building res. If however, you are 'improving' thermal performance, then the Part L will kick in. Nothing to worry about.

 

[Penners]

Sarah - in case he doesn't wish it I won't tell you what Andrew does for a living, but I can tell you that his opinion is very reliable in such matters.

What you are doing is a repair. You're sensibly replacing rotted oak with new oak. If you come to sell the house, the buyer's solicitors will only want to know about changes to the house. You're doing no more than you would if a wall needed repointing, some roof tiles replacing, and so on. It's just maintenance of the building.

If I were you, I really wouldn't worry any more. Just get the job done.

 

[sarah46]

Thank you all very much for your reassurrances - I am now going to just carry on and not worry any more!

 

[andrew gayton]

Pen - I don't mind that people know what I do for a living (he prepares for a potential barrage of abuse???); I am an historic buildings officer for a local authority in sunny Norfolk.

 

[Penners]

OK Andrew. I just make a point of never running the risk of upsetting CO's!

 

[andrew gayton]

ha! ha! thanks pen! - surprised at the lack of insults..... whoops, shouldn't have said that.

 

[Penners]

Truth to tell, I have never had a problem with a CO. I have always found them extremely helpful, and ready to assist in circumventing any potential problems.

But then I suppose I've never had any dealings with you...!