Effect of new building regulations on new build

[Peeete]

I have received FPP for a house a number of weeks back. I am currently speaking to builders about prices etc. I know that new building regulations came in, in July this year, but I'm not sure what they are and how they have changed things. Different people I speak to seem to have different concepts. Does anyone know in practical terms what these changes are and how they will affect my new build?

 

[sydthebeat]

I have received FPP for a house a number of weeks back. I am currently speaking to builders about prices etc. I know that new building regulations came in, in July this year, but I'm not sure what they are and how they have changed things. Different people I speak to seem to have different concepts. Does anyone know in practical terms what these changes are and how they will affect my new build?

the practical effect will be that your dwelling needs to be 40% more energy efficient that a similar dwelling built last year.
You need to get a certain amount of energy from renewable sources as well.

You will need to engage proper professional to design the construction of your build. I would advise hiring an architectural technician that is also an energy assessor (registered with SEI) to prepare a construction specification of your build. Trying to be building reg compliant without a proper construction package is folly and, most probably, will end up costing you a lot of money by having to do remedial work.

You will need to have your build assessed from an air-tightness point of view, with a minimum value to be reached.

The days of asking questions such as 'how much insulation do i need to put in my walls, floors roofs etc?' are over.
The energy efficiency of a dwelling needs to be assessed on a 'whole entity' basis rather than by individual elements.

This all needs to happen in order for your build to be certified in compliance with building regulations

Its my opinion that these new regs will increase build costs by 5-8% over builds compliant under 2005 regs.

 

[Peeete]

I would advise hiring an architectural technician that is also an energy assessor (registered with SEI) to prepare a construction specification of your build.

What is typically contained in such a construction specification?

 

[sydthebeat]

What is typically contained in such a construction specification?

a full description of every element, material and process to be included in the build....

for example if you put natural stone on your house theres knock on effects to:

• foundations,
• rising walls,
• wall ties,
• dpms,
• dpc layers,
• eaves construction,
• weep holes,
• insulation,
• ope jambs,
• ope cills,
• steelwork,
• lintels,
• etc etc etc

so do you see what i mean..... the above is only one element of a build.

An arch tech who is an energy assessor can inform you (properly!!! and without sales pitches) as to what effect every change to your specification will have on factors such as buildability, costs, energy usage, aesthetics, sustainability, maintenance, etc......

 

[wexford dude]

Hi Peeete,

The basic changes to the building regulations are in terms of energy efficiency of the dwelling.Although this may effect what type of structure you build as you may go for a more energy efficient structure.
A builder may not always be the best guy to keep up with the modern building options.Some can be set in their ways as regards always using blockwork (my favourite) but only insulating the cavity side of the inside leaf as opposed to insulating both sides, putting joists in at first floor level instead of a concrete floor etc.

A good starting point would be to talk to a friend/colleague who is either in the building game or v interested in it.This would be a v good starting point and could guide you through the various construction alternatives out there - timber frame , block build, ICF etc.Also Homebond have a decent book which gives a good guide to construction for one-off dwellings.After that you could check out the EPBD on the sei website which gives the new requirements for new dwellings in terms of energy rating and usage.The fundamentals of building have not changed i.e solid foundations, rising blockwork from foundation to FFL etc.The point is just trying to cut the energy demand of new homes.

Can you say if the location of your house on your site is set-up to try and protect from the prevailing wind, larger windows in the south face to allow in more natural light and smaller ones in the north to minimise energy loss.
All these items if addressed before you commence your build will save hassle in your build and money in the long run on heating bills.

Above all dont forget that building a house is not rocket science and the more you understand yourself or can be expalined to you by a non-biased friend the better.Don't always take the word of ''professionals'' as correct as they somethimes talk thru their This post will be deleted if not edited to remove bad language.

Hpoe this helps (probably confused you more).

Wex dude

 

[sydthebeat]

Hi Peeete,

The basic changes to the building regulations are in terms of energy efficiency of the dwelling.Although this may effect what type of structure you build as you may go for a more energy efficient structure.
A builder may not always be the best guy to keep up with the modern building options.Some can be set in their ways as regards always using blockwork (my favourite) but only insulating the cavity side of the inside leaf as opposed to insulating both sides, putting joists in at first floor level instead of a concrete floor etc.

A good starting point would be to talk to a friend/colleague who is either in the building game or v interested in it.This would be a v good starting point and could guide you through the various construction alternatives out there - timber frame , block build, ICF etc.Also Homebond have a decent book which gives a good guide to construction for one-off dwellings.After that you could check out the EPBD on the sei website which gives the new requirements for new dwellings in terms of energy rating and usage.The fundamentals of building have not changed i.e solid foundations, rising blockwork from foundation to FFL etc.The point is just trying to cut the energy demand of new homes.

Can you say if the location of your house on your site is set-up to try and protect from the prevailing wind, larger windows in the south face to allow in more natural light and smaller ones in the north to minimise energy loss.
All these items if addressed before you commence your build will save hassle in your build and money in the long run on heating bills.

Above all dont forget that building a house is not rocket science and the more you understand yourself or can be expalined to you by a non-biased friend the better.Don't always take the word of ''professionals'' as correct as they somethimes talk thru their This post will be deleted if not edited to remove bad language.

Hpoe this helps (probably confused you more).

Wex dude

what a stupid statement. As with any profession errors are made, opinions differ.... if you dont trust your professional than go to someone else.. dont accept 'yer mates' word ahead of a professional. If your not happy with your doctor, you can change to another doctor... you dont ask your neighbour fo rhis assessment of your symptoms, do you??

by that logic when buying a car dont ask a mechanic, but ask your postman who knows how to check the oil level and can change the headlight bulb....

There is a huge disrespect for the complexities of house building in ireland. Yes, many people can go and do thework themselves, but i can guarantee that 95% of the time they make a dogs dinner of it. How can a lay person know what the best standards and practises are?? There are very few 'builders' out there who practise best standards... but these will be found over very easily when air tightness testing becomes the norm. Many of the houses built over the last 10 years in ireland in housing estates are crap!... and many of the tradesmen who worked on these houses are now out there agreeively seeking work by under cutting the proper professional builder. Beware!.

 

[wexford dude]

Sydthebeat - first of all don't call me stupid - i am a professionally qualified engineer myself and as opposed to you I have actually built a number of houses including my own from foundations to finish.

Just to explain I merely suggested as a starting point that if Peeete knew anyone that is either in building or interested in it to get as much information from them before he goes to his builder.

You seem to think that you are the only person in the country that has ever read building regulations.Or maybe you are an architect and feel your profession has been undermined.
Everyone within building is well aware of what the standard has been within building for the past decade.How exactly is an architect going to help Peeete

 

[wexford dude]

avoid dodgy tradesmen.

 

[sydthebeat]

Sydthebeat - first of all don't call me stupid - i am a professionally qualified engineer myself and as opposed to you I have actually built a number of houses including my own from foundations to finish.

Just to explain I merely suggested as a starting point that if Peeete knew anyone that is either in building or interested in it to get as much information from them before he goes to his builder.

You seem to think that you are the only person in the country that has ever read building regulations.Or maybe you are an architect and feel your profession has been undermined.
Everyone within building is well aware of what the standard has been within building for the past decade.How exactly is an architect going to help Peeete

with respect, i wasnt calling you stupid, i was calling that statement stupid... which i still stand over. Suggesting that someone about to embark on a house build should listen more to friends than to qualified professionals is simply mind-boggling ridiculous.

I am a professional, im not an architect, and yes, a post like that does undermine my profession. I have posted quite often what i am qualified as.

It sounds like you have been stung by some bad 'professional'.. fair enough, but please dont generalise.

Regarding building regs, i come to this forum to get educated as well as to spread advice. I like to debate what constitutes compliance because opinion CAN differ.

I do not think i am "the only person in the country that has ever read building regulations"..... where did that come from?

 

[wexford dude]

Just to clarify I have never been stung by bad professionals have just in the past had to work with them.

I think the forum has generally gone off the advice Peeete was looking for on the building regulations.

Best of luck with your build Peeete - there is useful advice there.

That was fun Syd

 

[Pope John 11]

I would disagree with alot of the advise given to the OP on this thread thus far.

As I work in the engineering field I see everyday whereby an Engineering Technican, under qualified to carry out & give general advice on Engineering complexities, but it is happening to an extent, especially within the housing sector. Unfortunately most Eng. Technicians know their limits and their capabilities.

Taking several quotes:

There are very few 'builders' out there who practise best standards!

There are very few 'Architectural Technicans' out there who practise best standards.

Houses in Ireland have a lot in common. There is the perception that they must face the main road. The majority come from plan books you can buy in Easons for €3.99. They do not blend into the landscape. Cork Co. Council published a book on issues such as these a few years back. Is a good read. It opened my eye when I was driving in the countryside over in the UK, what a difference.

You will need to engage proper professional to design the construction of your build. I would advise hiring an architectural technician that is also an energy assessor (registered with SEI) to prepare a construction specification of your build. Trying to be building reg compliant without a proper construction package is folly and, most probably, will end up costing you a lot of money by having to do remedial work.

Proper professional!....an architectural technican!!!
I would recommend a 'proper professional', an Architect who is fully qualified, an Architect who is a member of the Royal Institute of the Architects of Ireland (RIAI), who follows a certan code of ethics, see attached link below

http://www.riai.ie/?type=2&location=Co+Wexford&submit2=Search&skillgroup=&buildinggroup=&grade=

They should have the expertise in dealing with all your energy needs in particular with the new building regulations.

and many of the tradesmen who worked on these houses are now out there agreeively seeking work by under cutting the proper professional builder. Beware!.

Many architectural technicans out there, under cutting the proper professional Architect (RIAI).....so OP Beware!

 

[sydthebeat]

I would disagree with alot of the advise given to the OP on this thread thus far.

As I work in the engineering field I see everyday whereby an Engineering Technican, under qualified to carry out & give general advice on Engineering complexities, but it is happening to an extent, especially within the housing sector. Unfortunately most Eng. Technicians know their limits and their capabilities.

Taking several quotes:


There are very few 'Architectural Technicans' out there who practise best standards.

Houses in Ireland have a lot in common. There is the perception that they must face the main road. The majority come from plan books you can buy in Easons for €3.99. They do not blend into the landscape. Cork Co. Council published a book on issues such as these a few years back. Is a good read. It opened my eye when I was driving in the countryside over in the UK, what a difference.



Proper professional!....an architectural technican!!!
I would recommend a 'proper professional', an Architect who is fully qualified, an Architect who is a member of the Royal Institute of the Architects of Ireland (RIAI), who follows a certan code of ethics, see attached link below

http://www.riai.ie/?type=2&location=Co+Wexford&submit2=Search&skillgroup=&buildinggroup=&grade=

They should have the expertise in dealing with all your energy needs in particular with the new building regulations.



Many architectural technicans out there, under cutting the proper professional Architect (RIAI).....so OP Beware!

as Architectural Technicians are formally educated in the science of building, they are the most qualified professional to advise on construction specifcation materials and process.
'Architects' coming from college these dayshave very limited building technology education, their education is mainly focused on the concept and design aspect.

PJII,,, since the mid 80's.. graduated technicians are not architects and graducated architects are not technicians (unless they graduated as both). Im not going to engage in an every descending tech v arch debate on this... it has been done to death already

There are architects out there who have very good construction knowledge, im not going to deny that, by the vast majority couldnt detail an eaves!!

and as for energy consultancy, what expetise are you talking about?? again, technicians are the ones formally educated in these matters (breathable contruction, elemental u values, hygroscopic construction, building reg compliance etc etc) and a technician who is also an energy assessor is the most qualified to advise a client on compliance with regs and low energy design!!!

 

[Peeete]

Thanks guys for all your comments (and little arguments). Still a little unsure though.

From what I've heard it's predominatly about:

Good building workmanship
Better Insulation

both which lead to a more energy efficient house (air tight)

and the use of a renewable energy source for a portion of your energy.

Is this the bones of it?