RobertG

Thanks all for the input. My architect is going to submit my BC Application pointing out the removal of lath and plaster and the replacement with plasterboard. We'll have to make the case, if required, that we're significantly reducing the loads on the roof which is still in good condition and has been fine for many decades. I suppose it will all come down to the BCO. Not a great situation as I wait for my application to be processed but it's my only option to try and avoid an expense I can't afford. Fingers crossed. Thanks again. Robert

I hope so Temp. It's a worry and an uncertainty that'll be hanging over me until the BC Application has been processed. Fingers crossed

Thanks Nod, That seems to be the stance the architect is taking but is advising that remedial work will probably cost the same as a replacement roof. He's omitting his roof detail from his drawings to see how the BC application progresses. Hypothetically - The BCO insists on a new roof and I'm not in the financial position to replace it. What happens? No work at all can start? Robert

Thanks Mike. I know it’s safe as it was holding double the weight that the new insulation will weigh but the SE says that they aren’t structurally meeting the requirements. it was a lath and plater ceiling which is usually about 50kg / sq m and the new insulation is about 17kg / sq m. Apparently these timbers won’t support it? I’d like to get some way of knowing how to approach it regarding BC that’ll satisfy them. My architect says he’ll just remove any roof aspects from his submissions. Thanks for your help. Robert

Hi, I've just had a conversation with my architect and he's informed me that Building Control with most likely not allow me to keep my existing roof structure as the rafters and joists won't meet modern BC regs. To say it's a setback is an understatement as my budget won't stretch to a new roof and I'm at a loss how to proceed. It's a 200 y.o. cottage and I was hoping to renovate it sympathetically to allow the stone walls to breathe again and I'm now concerned that other building elements like the floor joists will also have to be replaced to meet current regs. Has anyone any experience of this sort of problem that they could maybe advise me how to progress? Thanks. Robert

I've also been looking at this VAT discount but wasn't sure of the qualifying criteria. My main concern was a paragraph on the HRMC site that stated that to qualify for the reduced rate the property had to be vacant for the two years prior to purchase. This would (if correct) exclude me as my property was bought a year ago although I don't intend to have the builder start until after the two year period has passed. 8.3.4 People living in the premises whilst you carry out the work There are 2 empty house rules for situations when people are living in the premises while refurbishment work is being carried out. The first relates to all qualifying premises (read paragraph 8.2).The second only relates to ‘single household dwellings’. First rule If the ‘qualifying residential premises’ have not been lived in during the 2 years immediately before your work starts, all of your work is reduced-rated. This is the case even if the premises start to be lived in again while you are carrying out your work. The occupier must move in on a day after you start your work. But if, when your work starts, the premises are already being lived in, or have been lived in during the previous 2 years, all of your work is standard-rated. Second rule You can reduce rate your services of the refurbishment or alterations to a ‘single household dwelling’ where all the following conditions are met: The 2 years immediately before the occupier acquired the dwelling it had not been lived in. No renovation or alteration had been carried out in the 2 years before the occupier acquired the dwelling (you can ignore minor works that were necessary to keep the dwelling dry and secure). Your services are supplied to the occupier ― so if you are a subcontractor you must standard rate your work. Your services take place within 1 year of the occupier acquiring the dwelling. This exception to occupation will not apply to the renovation or alteration of multiple occupancy dwellings or buildings intended for use for a relevant residential purpose. Suffice to say, it's all a little confusing - i.e. Does the second rule come into play in my situation? Any light thrown on this would be most helpful. Thanks. RobertG

Hi Roger, As far as I can see the walls downstairs were very wet. There were some damp spots on the walls upstairs but I haven't removed the plaster yet. When the cement render was removed on the outside the walls were wet top to bottom - cracks in the render and no way of drying for 50+ years didn't help but there are definitely some ingress issues around windows in the upper floor though. I've all the cement render removed, old crumbly mortar removed, back pointed and repointed. I'll probably need some sort of shelter coat as well as the exposed stones aren't in great condition. Thanks for the input. I'm going to have to use a lighter method of insulation for the roof to negate stressing the roof structure I think. Good info here as usual. There does seem an error there. I'll need that looked at before anything is submitted. Cheers.

Thanks for the reply. Yep, I'm starting to think the same. I'm committed to using breathable products on the walls as they were cement rendered outside and non breathable materials inside and the walls were sopping wet. Drying out nicely now but the ceiling is problematic with the materials suggested. Would it be possible to use modern materials and make sure the roof space is well ventilated instead?

I see what you mean but what is proposed is 80mm battens attached to the 70mm existing rafters to make the 150mm then allowing for the 100mm FB with the 50mm gap (I think:)). I think the insulation proposals will need some tweaking as the initial proposal is going to lower the existing sloped ceilings by 200mm which will impact the room size significantly. Work to do I think.

Thanks for the input everyone. Saveasteading: here's the proposed insulation for the roof.

Thanks Iceverge, I'm hoping to live here for the foreseeable so I'm committed to having a home that's as warm and dry as possible. In an ideal world I'd replace the roof but I don't have a huge budget and I hadn't allowed for it.

Yep, I'm not concerned about the insulation. It's the effect on the roof structure that I'm worried about. If it needs strengthening or to be replaced. Hopefully not replaced. Robert

Thanks Gus, I agree, the roof needs strengthened even just to support the new insulation. Hopefully it can be fixed as apposed to replacing. I'll talk to a roofer initially I think. He'd maybe be able to suggest a solution. BTW, would you commission a SE to design the upgrade? Thanks. Robert

Hi, I'm restoring an old mid 1800's cottage and adding an extension. Because the cottage needs major work the roof will need to be insulated to modern levels. My problem is that my architect thinks that the existing roof structure wont take the extra weight. The cottage has been re-roofed in the past but using only relatively small rafters and joists. Will Building Control demand that the roof is replaced? It'll make a big hole in my budget if this is the case. I'll attach a few photo's. Thanks, Robert

Thanks Bonner, I'll take that onboard during the repairs. The bricks especially have really been damaged by the constant wet walls - all the stones seem to be still in decent nick but I'm thinking that all the brick window surrounds will need to be replaced. Thanks again for the input.