I was checking a few final points with my solicitor before exchanging contracts on a house (for a green building project ), and have come across a problem. The vendor has stated in the property information forms that:

- New windows were fitted in 2006
- Guarantees etc are attached to the form
- Building Regs approval was not applied for

As the guarantees etc weren't attached to the copy sent to me, I asked my solicitor to confirm that I would get the paperwork. She has now said that the vendor doesn't have the documents, and it will take some time to get them from the installers. Last night I checked on the FENSA web site, where you can get copy certificates, and the house isn't listed there.

So it looks like the vendor has been telling porky pies, and the windows haven't been certified or got building regs approval, implying they're illegal. He's assured me that the other work he's done on the house didn't need planning permission or building regs, so I'm now dubious about this too. He's a plumber, so that kind of suggests he should know enough about the regulations to do things right, doesn't it .

So I've asked for an indemnity insurance to cover any problems with planning permission and building regs. Am I doing the right thing, is there anything I should be aware of, or anything else I need to do?

Did you need building regs prior to 04/06...? Also I would have though that the majority of windows are installed without FENSA or BR anyway...

Question is; are they any good?

J

Posted By: James NortonDid you need building regs prior to 04/06...? Also I would have though that the majority of windows are installed without FENSA or BR anyway...

Question is; are they any good?

J

The FENSA web site says 04/02. I remember buying the windows I fitted myself in my last house before then, so I got away with it!

I think they're ok. They let light in, and if they're cold and draughty I'll fit insulated shutters and/or secondary glazing. They don't look especially nice, but I'd rather keep them and spend the money on insulation. Unless Biff would like a holiday in Wales paid for by some nice oak ones

One thing I've noticed regarding standard installation of PVC windows is they make them 10mm smaller all round
they fit them with packers and a few squwerts of expanding foam and a couple of window fixings, they then trim up with d-trim cover strips and silicon these in , externally and sometimes internally .
This leaves various gaps round the window frame covered both sides by about 5mm of PVC
which in my mind make the fitting of the new DG almost pointless
Filling this gap completely with foams is the way to go , but fitters worry about putting the frames out of shape
and drying times , slowing them up .

Posted By: Nick Parsons....or you can ask the vendor to get a 'regularisation Certificate' (Bldg notice + 20% on the cost) to get backdated Bldg Regs approval.

He's done quite a lot of work on the house, some of which isn't finished. He's assured me several times that nothing needed planning permission or building regs, but having come across this problem I'm less inclined to trust him. We also need to exchange contracts quickly, as I'm getting impatient, and the mortgage company are about to start proceedings. So I'd feel happier with insurance that covers all potential problems.

Posted By: Jeff BIs it possible that these DG windows installed in 2006 were replacements for existing DG windows? If they were then perhaps some excuse for not needing to meet BR?

They were replacing what I think were metal single glazed windows. Is that relevant anyway? Surely if they're replaced they have to be certified.

Hi John B

Just a thought that if you are doing your eco project for yourself and will be living there for years, maybe replacing the windows at a later date with some lovely oak windows then you may consider it doesn't matter that you have no certs for the windows. If however you are doing the project to sell on, you may find that your buyer has the same concerns as you so it may be worth getting retrospective building consent...

I agree that the replacement windows ought to have had FENSA certification. I was just wondering if you replaced older type DG windows with modern ones (good quality) then would BR approval be necessary? The fact that the new windows are not FENSA certified suggests that perhaps they aren't brilliant. As you know which company installed the windows (you say you have the guarantee) then could they not apply for FENSA approval retrospectively?

If the windows are only 3 years old then it is very unlikely that they have a U-value greater than 2. Really I wouldn't worry much about them. You could check that the units are about 24 mm thick and if you want to go to the trouble you could borrow an electrickery device that can tell if the glass is has a low-e coating as with Pilk-K. Just assume there's argon in there - no one will ever know for sure.

Let's take every opportunity to fight red tape with common sense.

Posted By: jamesingramOne thing I've noticed regarding standard installation of PVC windows is they make them 10mm smaller all round
they fit them with packers and a few squwerts of expanding foam and a couple of window fixings, they then trim up with d-trim cover strips and silicon these in , externally and sometimes internally .
This leaves various gaps round the window frame covered both sides by about 5mm of PVC
which in my mind make the fitting of the new DG almost pointless
Filling this gap completely with foams is the way to go , but fitters worry about putting the frames out of shape
and drying times , slowing them up .

That's why you should use something like Compriband instead of expandable foam around a window frame in a masonary build.

In a timber frame you can use strips of glassfibre/sheep/flax wool, linnen string to seal the gap around the window.

Seal on inside with suitable sealant (not silicon!), cover on outside as appropriate (Compriband doesn't need to be covered).

Leaves no gaps.

Posted By: James Norton
"the solicitors... ...can sort it out..." - vs "...doesn't cost me any more money...."

You must have special solicitors...

It's the vendor's solicitor who's doing all the work as far as I know. Mine hasn't advised me of extra charges!

yes --

Posted By: biffvernonNo! Don't do it. If contracts are exchanged on a house with uncertified plastic windows the will spontaneously explode, polluting the entire ecosphere with micro-granules of PVC.

But they will be coming into the hands of a responsible person who knows the danger of such evil products, and can protect the world from them . Anyway I've e-mailed the solicitors to say it's ok, as advised by Tony, so it could be too late!