Soil Waste Stack Ventilation on Balcony

[boaber]

The ventilation pipes of the soil stack / discharge stack (covered by cage) runs directly out onto one of my balconies.

This means that here are occasions when I am sitting out on the balcony and get a very strong smell of sewer - not very pleasant at all!

I was just wondering if the builder was allowed to have the ventilation pipe opening to the external air on a balcony (which is supposed to be a usable space for the owner's enjoyment!)?

I've checked the Building Regulations 1997 Technical Guidance Document H but it does not mention anything about balconies as far as I can see. It only states that the termination of ventilation stacks should be at least 900mm from an opening into a building.

The apartment is on 3rd (top) floor.

Many thanks

 

[onq]

"One of my balconies..."

Blessed be the man [or woman] with more than one balcony.



Part H 1997 states:


"1.2.18 Branch ventilation pipes which run direct to
outside air should finish at least 900 mm above any
opening into the building nearer than 3 m (see
Diagram 5 and par. 1.2.25)."


And again:

1.2.25 Ventilating pipes open to external air should
finish at least 900 mm above any opening into the
building within 3 m and should be finished with a
cage or other perforated cover which does not
restrict the flow of air (see Diagram 5).

So the 900mm applies if the ope is within 3M of the pipe.

Measure the distance from the stack to any ope.
I would push the limit a little and include any permanent ventilation grille.
If the distance is less than 3M the stack discharge point should be more than 900mm above the head of the ope.

Failing this you may be able to persuade the builder to extend the pipe vertically for you - but be careful - it will experience higher loadings in gales that could cause it to collapse or rattle unless its fixed properly and is strong enough to take the additional load.

Hope this helps.

ONQ

 

[boaber]

Thanks onq

The vent is approx 1m from the top of the door leading on to the balcony and 1.5m from a permanent ventilation grille.

I've uploaded a photo of it here to help show what I'm on about!

[broken link removed]

 

[onq]

Thanks onq

The vent is approx 1m from the top of the door leading on to the balcony and 1.5m from a permanent ventilation grille.

I've uploaded a photo of it here to help show what I'm on about!

[broken link removed]

Bejaypers!

Is that a covered balcony?
Is there one above yours or a roof?
And is that a return wall to the left there, effectively enclosing it on that side?

Unless you have odd sized bricks or coursing, each course [brick + mortar joint] is 75mm high.
The bottom of the vent seems to be only 8 courses of bricks above the door ope.
Thats 8 x 75 = 600mm, or well below the height required.
The vent seems to be about two bricks away horizontally [225 x 2 = 450mm] i.e. well withing the 3.0M distance.
Its difficult to be certain without measuring it on site, but this vent installation may be non-compliant in terms of distance.
In addition, the siting of such a vent in a building return and under an overhang seems to raise issues not dealt with in the example given by the Technical Guidance Document.

The following questions arise; -

1. Why didn't the builder use a ventilated stack system dropped vertically through the building for each apartment and fire-proofed at each floor level?
2. Given the likely problems with the location of the vent, why didn't he route them to high level away from all the balconies?

This opens up a whole other can of worms, e.g. given the repeatibility of apartment modules in a block, you may not be the only one suffering the effects you describe.
Other questions may arise:

• were Opinions of Compliance offered by an architect?
• Did the builder and/or the plumber offer certificates?
• is there a management company?
• is the builder still around?
• is he solvent?

Either way, it looks like they may have a case to answer.
If you need further advice, let me know.
We do this kind of thing for a living.



ONQ.