Position of boiler flue in relation to velux window, advice pleas

[Murdoch]

^^ if you husband is in the trade I'm amazed that he didn't insist on a party wall agreement ...................

 

[Riley]

I understand the frustration but the positioning of your flue cannot prevent your neighbour making alterations to the house, granted it could’ve been handled very differently, as above with the party wall arrangement.

Please give consideration as was previously mentioned in this thread that within centimetres of the end of the flue any of the gases are massively massively diluted down by contact with their air.

I would still say that the best answer here is to talk properly with your neighbour. So many of these things can be solved with proper communication rather than just flying off the handle or going heavy handed.

And also a brick layer lays bricks. He is not going to know about flue positioning etc. I make this argument so many times that builders build plumbers plumb electricians to electric stick to our own tasks and things get done better generally

 

[Debra Beagle]

^^ if you husband is in the trade I'm amazed that he didn't insist on a party wall agreement ....

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 ).

 

[Riley]

I 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

 

[Scott_D]

Can you get to the end of your flue or is the conservatory preventing access?

 

[Debra Beagle]

I 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

Gas safe refuse to come out, even though our gas fitter has submitted a concern and also a requested a visit

 

[Debra Beagle]

Can you get to the end of your flue or is the conservatory preventing access?

Yes we can

 

[Scott_D]

Yes we can

Get a gas safe engineer to fit one of these

 

[Stu-B]

Get a gas safe engineer to fit one of these

That won’t make any difference, flue terminal, position does not change by fitting a plume kit.

 

[Scott_D]

That won’t make any difference, flue terminal, position does not change by fitting a plume kit.

True but it will direct it up and away.
As this isn’t clear cut right/wrong case it’s a step in the right direction.

 

[Rob Foster]

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

 

[quality]

A bit of cooperation goes a long way

 

[Debra Beagle]

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

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.........

 

[Rob Foster]

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

 

[Debra Beagle]

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

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.

 

[hammers4spanner]

We have enlightened the neighbours with our concerns but after initially being concerned they have been reassured by their builder that their window is correct and it is our flue that is wrong.

Haha typical builder response as we all know here builders are all knowing about flues ffs

 

[hammers4spanner]

Take the builder to court soon hear the reverse beeps of the builders comments.
My inlaws neighbour had an extension done where they built the extension the flue terminates in the gutter .
Totally acceptable according to the builder lol

 

[oz-plumber]

All you can do is send the neighbours a letter, with the flue clearances diagram included.
Stipulate all your concerns and await a reply in writing.

Demand them to get something in writing from themselves, the builder and the private building inspector.

This may make the builder and inspector take some notice.

Other than that there is not much you can do, unless you want to pay out of your pocket for the flue to be rectified for your peace of mind.

As difficult as it may seem, just cover your concerns so that you will be deemed to have raised your concerns with the neighbour.

 

[Riley]

I’m very surprised that Gas Safe won’t investigate. I often find its who you talk to that depends what sort of response you get

 

[Rob Foster]

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.

Your next step is really quite simple now. Cover your arse !
Go to a local simple solicitor get the practice to draft a simple letter of information regarding the situation and clearly stipulate that all regulations and relevant authorities are aware of the situation and your property is in the clear. The actions of your neighbour and their agents might have placed them in a dangerous situation.
Your solicitor will advise about the method of service to ensure
you have proof of their reciept and the local building authorities etc and then. RELAX..if you want a hand drafting this letter I am happy to help as will others on here, you have been left in an invidious position.
Rob Foster ...aka centralheatking