Hugo Nebula wrote in message . ..
On 1 Jul 2004 06:38:04 -0700, a particular chimpanzee named
(Lobster) randomly hit the keyboard and
produced:

Is this 'means of escape' rule the same for a property which is
rented? Or are the rules more strenous then?

If you do have a means of escape window, what are the rules about
height above floor etc; because presumably Building Regs are concerned
about toddlers etc opening them and plummetting from the first floor?

It's for any property.

For new work, a window opening should be no lower than 800mm above the
floor (600mm for rooflights in loft conversions). Restrictors to keep
the window from opening no more than 100mm are often acceptable if the
opening is lower. Again, there are no continuing powers with the
Building Regulations, so if the existing window doesn't comply with
the latest requirements for openings, there's no obligation to
upgrade.

Well well... this is purely a coincidence, but the BCO came round
today to check on something unrelated (handrail on the staircase), and
we agreed she'd be back next week for a final check and to issue the
completion certificate. She's been round probably 5 or 6 times in
all, over the past 3 months or so. I didn't even mention windows
today, but this evening I got an email from her as follows:

"I am sorry to inform you that following my site inspection on 2nd
July 2004 it came to my attention that the current first floor bedroom
windows to both properties do not comply with recommended 'means of
escape windows' as stated in Approved Document B. I know you are
nearing the end of the project but as the work being undertaken is
classed as a 'material change of use', means of escape windows will be
necessary. The theory behind it would be if their was a fire in the
kitchen in one property and the lounge in the other the alarm was
raised but the staircase was full of smoke the only alternative escape
would be the bedroom windows. I do realise the inconvenience this will
cause, in either case of renting the properties or selling them, the
requirement will still be the same. I have attached the section of
Approved Document B that gives the means of escape window dimensions
and locations."

My project (which I've asked many questions about here!) is
reinstating two small 1900's terraced houses from one (they had been
knocked together into a single house about 30-40 years ago I think).
Is that why she's talking about 'material change of use'?? It had
been my understanding, in agreement with Hugo's post above, that the
rules did not apply retrospectively and that the windows were fine as
is. Anyone got any ideas or comments?

As I mentioned in a post a few weeks back, this is really doing my
head in. Last time the BCO was round she came up with the need for
interlinking the smoke alarms and an extractor fan for the kitchen
(after the plasterer had been and gone). And now this... I'd had a
builder in, with a scaffolding tower, about two months ago installing
another window and door, which would have been the ideal time to do
this work. As it is, I've now reached the decorating stage in the
rooms concerned. I can only wonder what else she'll come up with...
:-(

David