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  • Refurbish/Develop

    Bedroom window regs

    I have had 2 FENSA guys out to quote to replace a bedroom window and one doesn't know his stuff!

    It used to be an old sash but is now a grotty UPVC with a top half that opens and a bottom half that doesn't.

    Both said the bottom half should be toughened as its below the minimum height- I agree but one said the bottom half should open because the top opener would be to high to reach- its over 1100mm.

    The other guy said the top one should be the opener to stop kiddies falling out.

    I have tried to read the planning portal and I think the bottom should be the opener- less than 1100mm sill height from the floor. Am I right?

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    Yes / no / it depends.

    It only has to be an opener with sill less than 1100mm height if it is a designated fire escape window.  If it is not, it does not matter either way.  On safety matters, the top opener would be a better bet but would the tenant be happy with the stretch up?  There are excellent opening restrictors on the market which can be retrofitted for <£10.  My personal preference would be a bottom opener with restrictor (assuming there are nor fire regs requirements to meet).  In the end, a lot of this is just personal preference.

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    Andrew McCausland

    Hamilton Square Estates Ltd

    Wirral Property Group Ltd

    Sourcing and renovating investment property since 1994

    Thanks Andrew, It is a bedroom and this is the only window in it so does that mean in it is a designated fire escape window so opener should be lower than 1100mm?

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    If opening portion of a window is below 800mm above floor level then guarding is needed according to Building Regs Part K, Table 3.1 (refer 2nd to last row)

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    http://www.smartbuild.uk.com | Structural Engineer

    Dominic

    Just read your first sentence which sums up my impression of this industry: when we wanted double glazing in our house, I got a few companies to quote. One gave a quote accompanied by an offer to give a massive 33% off their price if we agreed to be rushed and placed an order before the end of the week. Obviously quoting a way too high price to start with. They lost the order.

    Another established company had a rep who certainly did have the gift of the gab. He was banging on about FENSA, as if it was the best thing since sliced bread and would impress me. I never told him, but he lost the order as soon as he said what the acronym FENSA stood for - he said "fenestration is the German for window". I kept schtum and walked away.

    We chose a smaller family owned business, who di not try to pressure or con us, to do the work, not the very cheapest, and have been very happy with them, so much so that I have used them again on occasions.

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    "Experience is a good school, but the fees are high."

    Heinrich Heine