Big Jimbo

The first thing I would say is that if you intend using the same gates, you are going to be replacing the existing posts with something the same size ? It does not look like you have the width for meatier posts, if you want to use the same gates. If you are not taking high things through the gate, you might be better off having the posts extended to above the gates. Fitting a crossmember to keep the two posts apart, and stop them bending in towards each other. (Think goal post)

Indeed, and those little blighters, love to chew through wood, wires, underfelt. Spreading out and reaching places that have never heard of them. Coming to a house near you soon !

There is clearly "Bent pieces" The bottom flashings bent up towards the sky before being folded over the row of tiles below the window ! You ask whats wrong. You are clearly told by more than One person..............They have been fitted incorrectly, recessed too far into the roof. Fitted by a muppet. These have not just started to leak. They have been leaking since the day they were fitted. If you don't believe us, send the pictures to Velux. They will confirm "Fitted by a muppet". They will be able to supply you with the hardware and a set of instructions to enable you to have a competent person take these windows out and re-fit them correctly. Scaffolding for access, and a couple of days work maximum.

The front plate usually pushes slightly to One side or the other in order to remove. Hope that helps.

You are supposed to be able to get to everything inside, by taking the front plate off......I have never fitted these because, "Not with my hands chum"

@SteamyTea I hope you are going to re-emburse Costa for the obvious theft of the stirring sticks.

If you are in Hertfordshire and have Glis Glis, the above won't do. I would be looking at stainless steel woven mesh. With Glis Glis, the above won't do. They will be through that in seconds.

That won't cut it I'm afraid. not enough flashing to enable you to cut enough of the tile away. You will then risk wind blown driven rain. Just have them put right, and have no further problems. Anything else is a bodge, they have been fitted wrong. I will stop commenting on this thread. Seems like a bodge is what the OP is looking for, rather than dealing with what is actually wrong, and putting it right.

I will probably get shot here, but my 12 year old Physics tells me that heat rises, and therefore whats above stopping heat loss, is more important than whats below. At my daughters, because I was going to be gluing down LVT, i simply when over the floorboards with 9mm ply making sure it was tight and left no gaps. Just doing that, seemed to make a big difference to how the floor felt underfoot, as opposed to the bare floorboards.

I have never done this, but I have seen No2 done. The problem on older properties is that the floorboards are quite ofter tongue and groove, and getting them up without breaking a lot of them is hard work. Would you have room for 20mm pir on top of the boards, with 9mm ply on top of that ? 30mm loss in room height ? I don't know what the difference in heat loss between 20mm PIR, or even 10mm PIR against the fluffy stuff laid between joists ?

And that's the problem. Cleaning. I can easily clean the shower tray after use. I expect the rough faced one's are more difficult.

As I previously said, and also said by @ProDave. These windows have been fitted incorrectly. I stand by that. I have probably fitted in excess of 20 of these windows. The bottom flashing needs to be higher than the tiles below. These windows have been recessed too far into the roof.

I honestly believe that if I was told that I had Two weeks to live, The last thing I would do would be despatch my neighbour painfully.

The older I get, the more I prefer dogs to people. Especially neighbours. Horrible people.

I thought that might get the attention of @Pocster. As I get older, I think I know why older people prefer baths. Shower bases are blinking slippy, as I found out just now. Are all shower bases made equal, or do some have ridges, or rough bottoms to collect lime scale. All I know is mine is dead smooth, and somewhat disconcerting when wet.

Looks like you have got a well at the bottom of the window, caused by the flashing being bent up over the tiles below. The water will collect there, and run out at either end into the roof structure. I think that your velux windows have been fitted to deeply into the roof structure. From memory, they are mounted at different heights depending on what tiles are used.

Probably just me, but I can see that going very wrong, and ending up anything but level.

If you start shearing screws, you have got a big problem. 18mm ply either side glued. Going nowhere.

The One posted by @SteamyTea is the One I was talking about Good job ST

Much better idea.

Sometimes, things don't have to be done for any reason other than to demonstrate that they can be done. I admire the amount of work that has gone into this. ultimately, if you have made a gain, and other than giving up your free time, than, hats off to you.

Totally agree with you Tom. Write to them and point that out, and tell them to take you to court.

Just been watching BBC breakfast and the segment about external cladding. I know that there are a number of companies offering this for free to homeowners who receive any sort of benefit. One of the owners of One of theses companies rents a house next to my daughter. having chatted to him, (he seems like a nice enough bloke. Drives an £80k car) He has no clue about what houses might, or might not be suitable for this form of insulation. Nor does he give a toss. As far as he is concerned his telemarking team are just interested in finding people on benefits who own there own properties. As far as he is concerned all of these house are suitable for external cladding ! He said that after all costs, his company makes several thousand pounds from each install. All government money so no harm to anybody in his opinion. He arrived in this country about 2 1/2 years ago, and previously had a small call centre in India. That just about sums up how our taxes are wasted by any government, and how they just want to be seen as doing something. Doing it right or not is irrelevant.

I think that can be quite common. My neighbour will canvass all the people in the lane, so you will get people 300meters away objecting. Just remember, most of what they will say will not be material planning considerations. She even goes as far as employing a planning consultant to object. Gets into the ear of the Local councillor (who then calls it in) and the head of the Parish council. They also object, and that also causes an automatic call in. I think the biggest fear is that the planning officer can tend to get a bit of a wobble, when confronted with so much objection, even when most of it will be rubbish. He or she can sometimes be seen to just take the easy route and recommend refusal in his report. The committee won't have studied your proposal, and it is quite unusual for committee members to go against the planning officer. The stats are something like 94% follow the guidance of the planning officer. If you can get a recommend from the planning officer, you will be in the best position possible. That's why the "How did a planning officer, get planning permission" thread was so incredibly good. He covered absolutely everything in all the policies that the planning officer would have to consider when making his appraisal. By doing that, he made the planning officers job much easier, while making it almost impossible for the planning officer to not support the application. It is the best application that I have ever seen. That's why the importance of a fantastic planning consultant is so important. (I have never found One) I would try and get hold of the planning officer (virtually impossible) and try and find out if he is going to recommend granting or refusal. If he is going to recommend refusal to the planning committee, try and find out why. If you can get those matters resolved to his satisfaction, you might be able to get him to recommend approval. I fear that if the planning officer recommends a refusal to the committee, than that is exactly what you will get. Best of luck

I would imagine that you would need fire doors, and a protected stairwell, so I doubt it would comply as a bedroom. Have they described it as such, or called it a storage area ?