Building Regulations -
Replacing Windows?
From April 2002, all replacement
glazing came within the scope of the Building Regulations. Anyone who installs
replacement windows or doors now has to comply with strict thermal performance
standards.
One of the main reasons for
the change is the need to reduce energy loss. The Building Regulations have
controlled glazing in new buildings for many years but they represent only a
very small percentage of our total building stock. It is also essential to improve
the performance of the much larger numbers of existing buildings if we are to
meet increasingly stringent national and global energy saving targets.
When the time comes to sell
your property, your purchaser's surveyors will ask for evidence that any replacement
glazing installed after April 2002 complies with the new Building Regulations.
So you will need a certificate from the local authority saying that the installation
has approval under the Building Regulations.
As an alternative some contractors
will be able to offer self-certification under the FENSA scheme.
The FENSA Scheme
The scheme allows
installation companies that meet certain criteria to self-certify that their
work complies with the Building Regulations. The scheme is known as FENSA, which
stand
for Fenestration Self-Assessment. It was set up by the Glass & Glazing Federation,
in association with all key stakeholders, and meets with central Government
approval. A sample of the work of every installer will be inspected by FENSA
appointed inspectors
to ensure standards are maintained. FENSA installations will issue certificates
to householders confirming compliance.
Any installation done by
a firm which is not registered to self-certify or
done as a DIY project by a householder, will need full local authority approval
under the Building Regulations. Local authorities will know of all the approved
installers in their areas and will be able to identify unauthorised work very
easily. You should note that you, as the house owner, are ultimately responsible
for ensuring the work complies with the Building Regulations.
Further information is available
from building.control@bexley.gov.uk.
There is also information on the Glass and Glazing Federation web site at  www.fensa.org.uk.
General Guidance on Window Replacement
In the borough
a number of properties have been built with windows that are an integral part
of the structure. Replacement of these windows can cause structural problems if
not carried out properly. Before replacing a window
a check should be made to see whether or not it is carrying load from any structure
above the window. The main thing to examine is whether or not there is a lintel
above the window. This could take the form of a brick arch, a concrete, steel
beam, or timber beam, all of which carry loads over the window.
Usually openings in
flat walls have one of the above. However some windows with just roof structure
above them may carry the roof, particularly if it is small in area and the building
was built before 1950.
Several properties with
curved, square or splayed bay window have been constructed with the bay forming
a load bearing part of the structure. The bay windows being made of timber,
divided into sections with vertical mullions acting as structural columns enabling
them to carry considerable loads.
If removal of this type
of window is carried out badly, it can result in structural damage being caused
to the property, which in the worse case can lead to collapse and subsequent
risk of personal injury.
Before any window is
removed, the property should be surveyed to check that the window's are not
load bearing, if they are the application should give details of how the loads
above the window will be supported.
If the property is listed,
within the curtilage of a Listed Building, or subject to an Article 4 direction
then planning permission and/or Listed Building Consent may be needed before a
window is replaced. In such instances the appropriateness of the new window
in terms of materials, external finish and glazing bar profiles is likely to
be a key consideration. |
