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The flue measures more than 300mm away running parallel to the boundary lineYou said it’s on the boundary?
Discuss Position of boiler flue in relation to velux window, advice pleas in the Plumbing Jobs | The Job-board area at PlumbersForums.net
The flue measures more than 300mm away running parallel to the boundary lineYou said it’s on the boundary?
Yes the end of the flue is 300mm away. We have measured again for reassurance.It’s another grey area, is the end of the flue 300mm away from the boundary, although it’s not facing the boundary I’d argue that it could still effectively be classed as a nuisance
I Find it quite shocking that this scenario can occur and it appears that it is down to us to change things on our property when we have abided by regulations.
No party wall agreement. In fact not much communication by neighbours about the whole process. They asked for permission for the builder on our property to which we agreed on the condition that the discussed with us what they were going to do.......to cut a long story short I had a visit from the scaffolder on the day to tell me what he was going to do to my property to enable the build to go ahead. Unfortunately I was not prepared to let them drill holes into my walls for them to fix the scaffolding to.........to which I got a mouthful of abuse. Five days later and no communication from anyone I came home to scaffolding on my property which I was not too thrilled about as had no communication from anyone. Due to the fact that my husband is in the construction trade we allowed them to keep it as it was so they could get the job done as quickly as possible.I note you didn't respond to my point about the party wall agreement . had you had one, this would probably have flagged up the issue with the boiler ... and remember the party wall agreement costs are ALL paid for by the neighbour doing the work!
Forgive me for my ignorance but what would a party wall agreement have changed , we knew they were building which we didn’t have a problem with, however they were building to a planning notice that lacked definite written dimensions ( as I’m sure you’re aware that means that the builder and the home owner are left to hopefully produce a build that visually matches the plan,) in this case the lack of measurements has, in my opinion , lead to the window matching the drawings but potentially not matching building regs ( planning portal part j ).^^ if you husband is in the trade I'm amazed that he didn't insist on a party wall agreement ....
Gas safe refuse to come out, even though our gas fitter has submitted a concern and also a requested a visitI would ask Gas Safe to come out and do an inspection if you are that concerned. You have been reassured on here you have been told by manufacturers that the spec sounds okay I’m not sure what else we can tell you. The pluming whilst most likely is safe could be deemed a nuisance but as your neighbour has built an extension and you’ve been accommodating I can’t see them complaining however if they sell in the future and your new neighbours complain this is where the issue arises
Yes we canCan you get to the end of your flue or is the conservatory preventing access?
That won’t make any difference, flue terminal, position does not change by fitting a plume kit.Get a gas safe engineer to fit one of these
True but it will direct it up and away.That won’t make any difference, flue terminal, position does not change by fitting a plume kit.
Hi Rob, I think your misunderstanding the siting of the flue as it does not stick out over the neighbours property, it’s sticks out over our conservatory on our property.........I have seen similar issues before. Normally sticking a flue out over an adjoining property is fine. However things move on and I have seen people who want to extend make their neighbours remove the offending outlet as it technically is an infringement on their property. This falls into this category and might be deemed unsafe regarding the new velux. Plainly the flue was right but no longer. I am a sensible householder and would never want to gas my neighbour, however if my neighbour approached me ...I would offer to share the costs if a vertical flue arrangement...then we all sleep soundly ...AND wake up. Thats the important bit centralheatking
Rob, we have contacted local building control but they have informed us due to the builder using a private building inspector they are not allowed to get involved. We have spoken to the building inspector on the job who apparently was reassured by the builder that not a problem because our flue was closer to our bedroom window! We did speak to him again and showed him a diagram from building regs planning portal,which has been posted on this thread, concerning distance between velux and flue but due to the fact that on the diagram it was a vertical flue and not horizontal one he said it didn’t apply. We did also point out the definition of a flue and it was unimportant wether horizontal or vertical.ok, now I see, the rear of your property wraps around the side of the neighbouring home with the velux. Your neighbours retro fitted an opening and ventilating velux type roof window AFTER your boiler and fan assisted flue were installed.
There is concern that under certain circumstances, wind etc and the 'throw' of the fan the exhaust gas might enter what might be a bedroom in your neighbours property where someone might be asleep. It would be reasonable to expect their work came under building regulations and they would have proof of this. The resonsibility lies firmly with your neighbour AND the local authority building control. However right you may be it is still a concern for all three parties...building regs .or not ..arrange an urgent visit from building control and advise your neighbour to firmly close the velux and close the vent option permenantly until the position is ratified. let us know how you get on. Rob Foster
centralheatking
Your next step is really quite simple now. Cover your arse !Rob, we have contacted local building control but they have informed us due to the builder using a private building inspector they are not allowed to get involved. We have spoken to the building inspector on the job who apparently was reassured by the builder that not a problem because our flue was closer to our bedroom window! We did speak to him again and showed him a diagram from building regs planning portal,which has been posted on this thread, concerning distance between velux and flue but due to the fact that on the diagram it was a vertical flue and not horizontal one he said it didn’t apply. We did also point out the definition of a flue and it was unimportant wether horizontal or vertical.
The neighbours are aware of the situation but we believe again they have been reassured by the builder that there is not a problem.
We are also aware that it is being decorated at present for use as a bedroom.
This build has been done on a building notice were building can be carried out without submission of full plans ( very interesting as this means it is up to the builder and homeowner to abide by regs if they are aware of them!) like I say , the use of a private inspector has the local council unable to get involved.
We are at a loss.
The actions of your neighbour and their agents might have placed them in a dangerous situation.
a decent solicitor/barrister outfit costs £35oOr, the neighbour might have simply been exercising their lawful rights to enjoy their own property without being poisoned by fumes that the OP is producing and allowing to cross the boundary. Just because Gas/Building Regs were complied with at one point in the past does not mean that there are no other legal issues.
IMO, the best advice in this thread so far has been post #15, i.e. spend £500 to get a vertical flue installed through the roof. My bet is that's all a solicitor will tell the OP to do in any case.
One thing I do know about the law of property is that it is very complicated and getting reliable advice is going to be expensive. If the OP can fix the problem permanently for less than £5k then they should do so because that's still going to be cheaper than the alternatives. A Gas Safe Installer charges ca £40 an hour, a solicitor will charge £200 an hour to ask the opinion of a barrister who charges £400 hour!
Chuck, nobody is denying them to exercise their rights to enjoy their own property, as long as they stick to building and gas regs that both have the same opinion about the distance from a flue to velux window.Or, the neighbour might have simply been exercising their lawful rights to enjoy their own property without being poisoned by fumes that the OP is producing and allowing to cross the boundary. Just because Gas/Building Regs were complied with at one point in the past does not mean that there are no other legal issues.
IMO, the best advice in this thread so far has been post #15, i.e. spend £500 to get a vertical flue installed through the roof. My bet is that's all a solicitor will tell the OP to do in any case.
One thing I do know about the law of property is that it is very complicated and getting reliable advice is going to be expensive. If the OP can fix the problem permanently for less than £5k then they should do so because that's still going to be cheaper than the alternatives. A Gas Safe Installer charges ca £40 an hour, a solicitor will charge £200 an hour to ask the opinion of a barrister who charges £400 hour!
Jeff Howell...is a very experienced party wall surveyorOP I note you didn’t comment on my post #31
I suggest you find a local party wall surveyor and see what they say ..
What is the point to these regulations if people to not take notice.
a decent solicitor/barrister outfit costs £35o
per hour ...I paid that last Friday...and was happy because they got a result centralheatking
With respect , our boiler and flue does comply to regulations, as I keep saying ,gas safe have told us that whatever was there first has the right to be there. Thanks for everyone s input......hopefully we will find an answer somewhere.You seem to be trying to persuade yourself that your neighbour, who neither owns nor benefits from your boiler or flue is the person responsible for ensuring your property complies with the Gas Safety Regulations.
I disagree. You own the boiler and you own the flue. In my opinion, that makes it your problem to ensure that the installation complies with Gas Safety Regulations and to ensure that your fumes don't cause harm or nusiance to your neighbours.
Anyway, you're not going to get the answer you want here so you need to ask a solicitor. Come back and let us know what they advise so we can all learn.
Reply to Position of boiler flue in relation to velux window, advice pleas in the Plumbing Jobs | The Job-board area at PlumbersForums.net
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