Building Warrant?
Discussion
So, I've been through our local council planning pages and attempted to go through The Building (Scotland) Regulations 2004.
We have three main areas of work proposed for a house we've just bought, and I'm unsure of the complete package of Building Warrants (BW) required. Before anyone says it, yes I will contact the local Planning Office, but why not ask here first.
(1) Kitchen Renovation - Wholesale removal of existing kitchen contents, and replacement with something that uses taste. No new walls, no removal of old walls, new flooring, units and lighting.
(2) Bathroom Renovation - New family bathroom on in an existing bathroom. Does require the removal of a stud wall between the bathroom and an adjacent en-suite, net effect is a bigger bathroom. No changes to outside walls/windows, just the loss of one internal wall.
(3) Knocking through between livingroom and diningroom - Pproposal is to insert steel and use 1.8m folding doors (looks like two 4-panel doors but will fold in 4).
Now, (3) I know will require a BW as it will involve holding the house up, engineers, blah blah. Fair enough.
WRT (2), the previous owners put the two en-suites in and adjusted the bathroom to suit. When we bought the house we were given a Letter of Comfort by the council. Our plumber has commented about BW but didn't know whether it was necessary. I think the original BW would have been required as they were changing usage-type from bedroom to bathroom. WE are changing effectively two bathrooms to one bathroom. HOWEVER, we are changing the waste water disposal system, and the wall between the two rooms is going; is this a 'separating wall' or does that refer to the wall between two properties?
Gut feeling, (2) will require a BW.
WRT (1), I don't think a BW is required. We're replacing like-for-like.
Any thoughts/interpretations?
Dr Rick
We have three main areas of work proposed for a house we've just bought, and I'm unsure of the complete package of Building Warrants (BW) required. Before anyone says it, yes I will contact the local Planning Office, but why not ask here first.
(1) Kitchen Renovation - Wholesale removal of existing kitchen contents, and replacement with something that uses taste. No new walls, no removal of old walls, new flooring, units and lighting.
(2) Bathroom Renovation - New family bathroom on in an existing bathroom. Does require the removal of a stud wall between the bathroom and an adjacent en-suite, net effect is a bigger bathroom. No changes to outside walls/windows, just the loss of one internal wall.
(3) Knocking through between livingroom and diningroom - Pproposal is to insert steel and use 1.8m folding doors (looks like two 4-panel doors but will fold in 4).
Now, (3) I know will require a BW as it will involve holding the house up, engineers, blah blah. Fair enough.
WRT (2), the previous owners put the two en-suites in and adjusted the bathroom to suit. When we bought the house we were given a Letter of Comfort by the council. Our plumber has commented about BW but didn't know whether it was necessary. I think the original BW would have been required as they were changing usage-type from bedroom to bathroom. WE are changing effectively two bathrooms to one bathroom. HOWEVER, we are changing the waste water disposal system, and the wall between the two rooms is going; is this a 'separating wall' or does that refer to the wall between two properties?
Gut feeling, (2) will require a BW.
WRT (1), I don't think a BW is required. We're replacing like-for-like.
Any thoughts/interpretations?
Dr Rick
1 & 2 are OK!
You can in England do the work for No. 3 under a building notice. No plans just a form to fill in. You will need Structural Engineers calcs for the beam, but other than that your good to go!
I don't know if it applies in Scotland though.
That aside, under any Building Regs application you can start the day you submit the application - AT YOUR OWN RISK - so the kitchen side of things etc you can crack on with!
You can in England do the work for No. 3 under a building notice. No plans just a form to fill in. You will need Structural Engineers calcs for the beam, but other than that your good to go!
I don't know if it applies in Scotland though.
That aside, under any Building Regs application you can start the day you submit the application - AT YOUR OWN RISK - so the kitchen side of things etc you can crack on with!
herbialfa said:
1 & 2 are OK!
You can in England do the work for No. 3 under a building notice. No plans just a form to fill in. You will need Structural Engineers calcs for the beam, but other than that your good to go!
I don't know if it applies in Scotland though.
That aside, under any Building Regs application you can start the day you submit the application - AT YOUR OWN RISK - so the kitchen side of things etc you can crack on with!
What do you mean by 1 & 2 are OK? BW yes or no?You can in England do the work for No. 3 under a building notice. No plans just a form to fill in. You will need Structural Engineers calcs for the beam, but other than that your good to go!
I don't know if it applies in Scotland though.
That aside, under any Building Regs application you can start the day you submit the application - AT YOUR OWN RISK - so the kitchen side of things etc you can crack on with!
Dr Rick
herbialfa said:
Having re read your post, belt & braces stick the bathroom stuff (No.2) on the same building notice as No. 3
You can do that? Even if the work is to be undertaken by two different sets of contractors?I have no problem with the idea as it'll save me another set of forms and another £200.
Dr Rick
I've spoken to Building Standards for EDC, they've said that if the bathroom wall is load bearing, it'll need a Building Warrant, if not, then we can just crack on.
The wall downstairs is load bearing so a Warrant will be required whatever happens. I've been quoted £450+VAT for an engineer to come out, do the calcs, put together drawings and admin for the Warrant. After that, the builder can give me a quote. Can't even guess if that's reasonable or not.
Dr Rick
The wall downstairs is load bearing so a Warrant will be required whatever happens. I've been quoted £450+VAT for an engineer to come out, do the calcs, put together drawings and admin for the Warrant. After that, the builder can give me a quote. Can't even guess if that's reasonable or not.
Dr Rick
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