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

Rob Foster · Apr 29, 2019

scott_d said:
Think how many terraced houses have the boiler in the back bedroom the same as this.
If every neighbour built a rear extension with a window next to the flue they would all have to be changed??

each one on its merits, there was an unfortunate one years ago with a fan flue venting into an alleyway which then killed a kid in his ground floor bebroom
via a window way beyond regulation distance
centralheatking

Rob Foster · Apr 29, 2019

Riley said:
You see I also disagree and don’t think your flue is your neighbours responsibility. If there had been communication and agreement put in place then maybe. However now the thing is built, short of getting gas safe out, which they will, not sure why you’ve been told otherwise. I don’t personally think you’ll get many gas safe companies being too committal as it’s adhoc. Go back to gas safe and stress the issue

I would be inclined to check that the occupation of the roof bedroom is lawfull, whatever the ....builder says...well he would wouldnt he
centralheatking

Riley · Apr 29, 2019

Call GAS SAFE

CHRISX · Apr 29, 2019

scott_d said:
Think how many terraced houses have the boiler in the back bedroom the same as this.
If every neighbour built a rear extension with a window next to the flue they would all have to be changed??

Hello scott_d / Debra Beagle,

I am not trying to argue that Gas Safety / the safety of the OP`s neighbours is not the most important factor in cases such as this but I agree with Scott`s point.

When a Gas Boiler is installed correctly regarding the location of the Flue / where the Flue / Products of Combustion are not being discharged over a Neighbours boundary which seems to be the case in this example and the Neighbour then has a Window installed where none existed previously and the new window then falls within an area where the products of combustion could possibly be blown to enter the window it is the installation of the WINDOW that has caused the possibly dangerous situation NOT the Gas Boiler.

Although I don`t doubt that the Householder / Builder / Roofer who fitted the Velux Window did not even think about the Boiler Flue let alone have the knowledge to know that they were doing anything wrong by fitting it - the theory related to `Gas Safety` situations such as this from the HSE / Building Regulations suggest that they should have at least looked at the adjacent area for the presence of anything that could affect a new Velux Window - but especially an adjacent Gas Appliance / Flue.

As Scott-d described there will be Boilers installed all over the UK where the Flue currently discharges towards [but NOT over] a Neighbours boundary - if an Extension to the property was then built it would have to be designed to ensure that a Window was NOT located opposite the neighbouring Boiler Flue because although the Flue Gasses were previously not discharging over the boundary a new window immediately adjacent to the boundary could have some Products of Combustion blown into it depending on Wind conditions and become a Gas Safety issue.

How many times in the past have we read about seen photos of a Conservatory where it has been built leaving a Boiler Flue discharging into the Conservatory space - the Conservatory / Window Company should have known that was a serious Gas Safety problem - but in those publicised / photographed cases they obviously did not.

Obviously the Safety of the people living in the property where the Velux window has been fitted is paramount BUT it should NOT mean that Member Debra Beagle / the OP should have to either pay to move her Boiler or have expensive alterations [if possible] carried out on the Boiler Flue.

Although this is a very awkward situation I feel that the Neighbour should either remove / move the Velux window or be prepared to pay the OP for any works agreed regarding either moving the Boiler of altering the Flue.

I know that getting either of those `Fixes` agreed to is very unlikely but I would agree with other Members that the last thing the OP should do is have to go to Court about this because the main `winners` would be the Lawyers regarding the possible costs of legal action.

Chris

Rob Foster · Apr 29, 2019

This is a massive subject and I really feel for the op, and we all
on UKPF have given plenty of really well informed advice. We
really do not know the answer .
Hopefully the OP will lets us know how it all ends up.
centralheatking...its been one of the most challenging posts
in my memory on UKPF ...chking

Murdoch · Apr 29, 2019

OP ........... please take the time to view this:

Party walls and building work

It may not hold the answers you want but given the description of the works you have given there should have been an agreement in place ..... and this would have been at your neighbours cost - not yours.

Debra Beagle · Apr 29, 2019

Riley said:
Call GAS SAFE

Have called gas safe on 3 occasions and also have had our gas fitter raise the concern with them and they have told us each time ‘it is not in our remit’............I wonder if the circumstances were different, and the boiler had been fitted after the window, they would make the effort to come out?....just a thought. Again thank you for all comments it has been very interesting on everyone’s thoughts. If we find a solution I will post to let you know.

Riley · Apr 30, 2019

I just do not see how it’s not in their remit. Perhaps ask them to explain why as it is fundamentally a gas safety issue. Welcome to the world of a gas engineer

kasser · May 1, 2019

After reading all the posts here, the solution seems quite straightforward.
First, the flue and boiler were installed according to regs.
Window pops up too close to flue. You have Gas Safe saying ‘whichever was there first has the right to be there’.
So it's clear the window has to go and there's absolutely nothing wrong with the boiler and flue. What the builder says is irrelevant, he's not qualified in this respect.
If the neighbour doesn't want to take action, that's not your problem - you already went to a lot of trouble to highlight the issue, their issue to them. They're the ones who'd be sleeping in a room potentially full of CO. I'm amazed they're not concerned at all.

All you need to do now as someone mentioned here is cover your back. Have documentary evidence that you contacted the relevant authorities and the neighbours and that your boiler was fitted before the window, after that the ball is no longer in your court. If the Rubbish hits the fan, you have done absolutely nothing wrong and have the evidence to show that you drew attention to this issue to multiple parties and were ignored.

Jerry · May 1, 2019

6 pages of solid advice and hardly any snarky comments.

What is the world coming too?

CHRISX · May 2, 2019

Hello again Debra,

Please excuse me for not asking this question before I wrote my previous message to You:

I know that I wrote a `reassuring message` above addressed to Member scott_d and yourself - but having looked again at the photo that you attached on your original message can You please tell us what area of your property is below the Boiler Flue at ground level ?

Have You got a section of `garden area` there - if so how far does it extend away from the wall to the property boundary ?

After viewing the photo again today I am wondering whether your neighbours property is directly below the Flue at ground level because otherwise it would seem that their house extends to the wall of your home ?

Are the white structures that we see at the bottom of the photo part of a Conservatory on the neighbours property ?

IF the wall of your house is on the `Boundary` then it would mean that your Boiler Flue should NOT be discharging out of that wall because it would be discharging over the neighbours property - irrespective of the height of the Flue or whether there is a neighbouring wall or window adjacent / opposite it.

And that would put a totally different Gas Regulations / Building Regulations / Legal rights perspective on the matter of the Flue and the Velux window.

If your Boiler Flue is discharging over the neighbours property line the installation would be incorrect and the neighbour would have a Gas Regulations / Building Regulations / Legal right to state that it should be moved even without the problem with the Velux window / possible Flue gasses being blown into the window.

As I wrote above I apologise for not asking about this before I posted my previous message.

Chris

Debra Beagle · May 2, 2019

CHRISX said:
Hello again Debra,

Please excuse me for not asking this question before I wrote my previous message to You:

I know that I wrote a `reassuring message` above addressed to Member scott_d and yourself - but having looked again at the photo that you attached on your original message can You please tell us what area of your property is below the Boiler Flue at ground level ?

Have You got a section of `garden area` there - if so how far does it extend away from the wall to the property boundary ?

After viewing the photo again today I am wondering whether your neighbours property is directly below the Flue at ground level because otherwise it would seem that their house extends to the wall of your home ?

Are the white structures that we see at the bottom of the photo part of a Conservatory on the neighbours property ?

IF the wall of your house is on the `Boundary` then it would mean that your Boiler Flue should NOT be discharging out of that wall because it would be discharging over the neighbours property - irrespective of the height of the Flue or whether there is a neighbouring wall or window adjacent / opposite it.

And that would put a totally different Gas Regulations / Building Regulations / Legal rights perspective on the matter of the Flue and the Velux window.

If your Boiler Flue is discharging over the neighbours property line the installation would be incorrect and the neighbour would have a Gas Regulations / Building Regulations / Legal right to state that it should be moved even without the problem with the Velux window / possible Flue gasses being blown into the window.

As I wrote above I apologise for not asking about this before I posted my previous message.

Chris

Chris that is our property below.The flue, (as stated previously post 21 and 22) ,extends over our land and, according to regulations is fitted the correct distance away from the boundary line. The flue runs parallel to the boundary line and measures over 300 mm away from it.
I have checked and rechecked measurements, instructions, and diagrams to reassure myself that we are not breaching any regulations.

CHRISX · May 2, 2019

Debra Beagle said:
Chris that is our property below.The flue, (as stated previously post 21 and 22) ,extends over our land and, according to regulations is fitted the correct distance away from the boundary line. The flue runs parallel to the boundary line and measures over 300 mm away from it.
I have checked and rechecked measurements, instructions, and diagrams to reassure myself that we are not breaching any regulations.

Hello again Debra,

I was asking the questions to try and visualise the situation regarding where the Boundary between your property / land and your neighbours property / land is.

I am trying to understand the photo regarding the fact that it seems the neighbours Velux window is fitted into a roof section that would seem to have to be above your garden / land ?

Any possibility of seeing a ground level photo of the area under the Boiler Flue position ?

You probably already know that in Law a property boundary extends upwards to infinity regarding anything encroaching across it at any height.

I hope that You stating: `(as stated previously post 21 and 22)` is not any kind of a rebuke regarding that because you wrote that the Boiler Flue does not discharge over the Boundary I should not be questioning you about the layout of your garden / boundary.

You state that you have checked and rechecked the measurements, instructions etc. - can you please let us know what Boiler you have ?

Just so we can see the Manufacturers specifying that their Condensing Boiler`s Flue Terminal can be located only 300mm from a property boundary - although You describe it as `parallel to the boundary` it is still a ridiculously small measurement for a Boiler Flue that exudes a `Plume` of slightly acidic water vapour with the Flue Gasses.

I ask this because the `norm` minimum distance to opposite a property boundary for a Fanned Flue Boiler Flue Terminal is 600mm and in MY opinion that is nowhere near far enough for practical / safety / no nuisance purposes regarding the `Plume` from a Condensing Boiler Flue not being discharged over a neighbouring property.

To try and ensure that one avoids causing a nuisance with Condensing Boilers Flue Plumes it is recommended that the opposite a boundary distance is increased to 2 metres - although not in every location adhering to that measurement is much less likely to cause the Flue Gasses Plume to be blown over a neighbouring boundary.

When the Plume from a Condensing Boiler Flue can be blown by the wind either over a boundary or onto a Building / Car etc. the `slightly acidic` nature of the water vapour element can cause staining of Brickwork and other surfaces / degradation of paintwork / other surfaces / damage to Vehicle paintwork / staining or damage to washing items hanging on lines and of course people do not want the Plume blowing over / onto their property`s.

Plus obviously the `Products of Combustion` must NOT ever be able to be blown into a Door, Window or any other opening into a Building.

You are corresponding with Experts on the Gas Safety Regulations on this thread - Gas Safe Registered Gas Engineers / Gas Installers - who are within a group of the ONLY `Registered / Legally Competent Persons` allowed to work on Gas in the UK - so when questions about the layout of your property / your property boundary - which Gas Boiler you have etc. are asked the answers to those questions are completely relevant for Us to formulate correct responses to your original enquiry.

You `reminding me` that you stated the Boiler Flue is not discharging over the neighbours property in `posts 21 ansd 22` should not mean that you should then not answer my questions about the photo / the exact situation re. the property boundary.

I asked the questions hoping that the answers would mean that I did NOT have to change my advice contained in my previous message to You but I wanted to understand the exact situation about the neighbours property boundary so that I could verify that what I wrote was correct.

Chris

Murdoch · May 2, 2019

^^ agree 110%

some more pictures would be very useful

Debra Beagle · May 2, 2019

Riley · May 2, 2019

It’s such a difficult one as parallel or opposite you’d say it could be too close in terms of nuisance plume going over the boundary. Admittedly it’s at high-level so the whole nuisance debate would be deemed a very grey area. It will be down to that horrible Gas Safe scenario where they won’t make a call and it’s down to the gas engineer on site Some will deem it too close to the Boundry others went

CHRISX · May 2, 2019

Debra Beagle said:
View attachment 38433 View attachment 38434

Hello Debra,

Thanks for posting the additional photos although I would still have liked to see the area directly below the Boiler Flue at ground level - your garden / paved area or other ?

I hope that You will not be irritated by these further questions:

When you mentioned `the extension` in a previous message did you mean a Loft Conversion ?

I am asking that because I am fairly sure that a Neighbour could not have an extension built that was connected to your home re. the Brickwork and Roof.

Who owns the Conservatory that I think I can see the Roof of in a photo - it seems from the photo to be very close to your Home`s wall ?

I am asking because I still cannot visualise how your property stands regarding the boundary with your neighbours ?

Is it possible to go out onto your garden / property and stand on your land directly underneath the Boiler Flue ?

As I mentioned above - please don`t be offended or irritated by these questions - I am not just `being nosey` - the answers would enable me to visualise the situation regarding the layout of the properties / boundary.

Chris

Debra Beagle · May 2, 2019

Debra Beagle · May 2, 2019

I don’t think you’re nosey at all Chris, here is another photo the property with the conservatory is ours and the building protruding outwards behind the tree branch is the neighbours extension. Sorry, I know it can be confusing.

Murdoch · May 2, 2019

Debra ......... you haven't commented about my suggestions about a Party Wall Agreement .......... so I'm assuming you didn't have one, yet you should have ...................

CHRISX · May 2, 2019

Riley said:
It’s such a difficult one as parallel or opposite you’d say it could be too close in terms of nuisance plume going over the boundary. Admittedly it’s at high-level so the whole nuisance debate would be deemed a very grey area. It will be down to that horrible Gas Safe scenario where they won’t make a call and it’s down to the gas engineer on site Some will deem it too close to the Boundry others went

Hello Riley,

When I was describing the possible `nuisance factor` of the Plumes from Condensing Boilers in that message to Member Debra I was not particularly alluding to Her Boiler Flue.

I was just trying to explain that even with Manufacturers Instructions / their specified `Minimum Clearances` measurements a Condensing Boiler Flue Plume can often still NOT adhere to the Gas Safety / Building Regulations if it will then be blowing over a neighbours property boundary.

It would not be appropriate for any of Us to install a Condensing Boiler just because the `minimum clearance` measurement had been adhered to but knowing that there was then going to be a `nuisance` caused by the Flue Plume going over the property boundary.

Any property owner has the Legal right to object to / legally challenge a situation where a Condensing Boiler Flue Plume blows over their boundary and have the `nuisance plume` removed / diverted away from their boundary / property.

As I mentioned in a previous message the recommendation is to keep a Condensing Boiler Flue Terminal at least 2 metres away from opposite a property boundary / property wall sited on a boundary because of the nuisance possibly caused by the slightly acidic water vapour `Plume` - although not in all cases [ site survey first] that measurement should prevent a `Plume nuisance` from occurring.

In a situation where the property boundary is a Brick wall or other structure which is adjacent the Boiler Flue 300mm to `adjacent a boundary` is absolutely ridiculous as any wind at all will blow the Flue Plume over the boundary / onto the Building where a wall is on the boundary.

Staining / `Damage` can be caused to Buildings , Vehicles etc. in situations such as that as I described in a previous message to Member Debra.

My recent `further questions` were to try and ascertain whether there was a problem with Member Debra`s Boiler Flue discharging over a boundary because if it is then that alone would make the installation incorrect - without the possible problem regarding the Velux window.

Taking a hypothetical scenario regarding the Gas Safety Regulations / Building Regulations and Property Law - if a Boiler Flue is discharging over a property boundary but is 30 metres above ground level - irrespective of how high up from the ground or how far removed from other structures it is that is not allowed if following the Regulations / Property Law.

As You probably know in Law a property boundary goes up all the way to `Space` however it would probably not be challenged unless a Building was erected adjacent to the boundary making it obvious that the Flue / Plume was not adhering to the Regulations / associated Property Law.

Chris

Riley · May 2, 2019

CHRISX said:
Hello Riley,

When I was describing the possible `nuisance factor` of the Plumes from Condensing Boilers in that message to Member Debra I was not particularly alluding to Her Boiler Flue.

I was just trying to explain that even with Manufacturers Instructions / their specified `Minimum Clearances` measurements a Condensing Boiler Flue Plume can often still NOT adhere to the Gas Safety / Building Regulations if it will then be blowing over a neighbours property boundary.

It would not be appropriate for any of Us to install a Condensing Boiler just because the `minimum clearance` measurement had been adhered to but knowing that there was then going to be a `nuisance` caused by the Flue Plume going over the property boundary.

Any property owner has the Legal right to object to / legally challenge a situation where a Condensing Boiler Flue Plume blows over their boundary and have the `nuisance plume` removed / diverted away from their boundary / property.

As I mentioned in a previous message the recommendation is to keep a Condensing Boiler Flue Terminal at least 2 metres away from opposite a property boundary / property wall sited on a boundary because of the nuisance possibly caused by the slightly acidic water vapour `Plume` - although not in all cases [ site survey first] that measurement should prevent a `Plume nuisance` from occurring.

In a situation where the property boundary is a Brick wall or other structure which is adjacent the Boiler Flue 300mm to `adjacent a boundary` is absolutely ridiculous as any wind at all will blow the Flue Plume over the boundary / onto the Building where a wall is on the boundary.

Staining / `Damage` can be caused to Buildings , Vehicles etc. in situations such as that as I described in a previous message to Member Debra.

My recent `further questions` were to try and ascertain whether there was a problem with Member Debra`s Boiler Flue discharging over a boundary because if it is then that alone would make the installation incorrect - without the possible problem regarding the Velux window.

Taking a hypothetical scenario regarding the Gas Safety Regulations / Building Regulations and Property Law - if a Boiler Flue is discharging over a property boundary but is 30 metres above ground level - irrespective of how high up from the ground or how far removed from other structures it is that is not allowed if following the Regulations / Property Law.

As You probably know in Law a property boundary goes up all the way to `Space` however it would probably not be challenged unless a Building was erected adjacent to the boundary making it obvious that the Flue / Plume was not adhering to the Regulations / associated Property Law.

Chris

I think we agree mate I was just exacerbating the grey area of nuisance plume

Debra Beagle · May 2, 2019

Murdoch said:
Debra ... you haven't commented about my suggestions about a Party Wall Agreement . so I'm assuming you didn't have one, yet you should have ....

I replied in post 40. There wasn’t a party wall agreement. Sorry for my ignorance but what difference would this have made? Please don’t take offence at this question. I am asking out of curiosity.

Rob Foster · May 2, 2019

Debra Beagle said:
View attachment 38433 View attachment 38434

The vent bricks adjacent to the boiler fan flue look a bit worrying.centralheatking

Riley · May 2, 2019

Looks more than 300mm

Murdoch · May 2, 2019

Debra Beagle said:
I replied in post 40. There wasn’t a party wall agreement. Sorry for my ignorance but what difference would this have made? Please don’t take offence at this question. I am asking out of curiosity.

in your case I would have hoped that your surveyor might have picked up the issue from the plans and highlighted it accordingly. Your neighbour would have had to foot the bill for the surveyors...

CHRISX · May 2, 2019

Debra Beagle said:
I don’t think you’re nosey at all Chris, here is another photo the property with the conservatory is ours and the building protruding outwards behind the tree branch is the neighbours extension. Sorry, I know it can be confusing.

Thank You for your reply and the additional photo Debra,

All is now clear regarding the orientation of your property and the neighbours extension.

As I am sure that You are aware the reason why there are `minimum clearances` to a Property Boundary is in case someone erects a Building / Structure close to the boundary - as has been done with your Neighbour`s extension.

In theory adhering to the minimum distance to the boundary when there is no Building / Structure present ensures that a property owner is protected in the event that the neighbour does build something adjacent to the boundary.

In your case because of the design / dimensions of the Neighbour`s extension immediately adjacent to your Boiler Flue there is a slight possibility that Flue gasses / Flue Plume could be blown enter the Extension Roof space / Loft Room via the open Velux window.

There is also the possibility that the slightly acidic water vapour from the Flue Plume could stain the extension Brickwork / guttering facia board or Roof tiles.

The possible staining of parts of the extension is something that would not really have been taken into consideration because any structure immediately adjacent to a Condensing Boiler Flue could get stained by the Plume - but it may cause a complaint in future if it can be seen by your Neighbour ?

The Architect / Designer / Builder of your Neighbour`s extension have not taken into consideration the proximity / existence of your Home`s Boiler Flue when designing the extension regarding the Velux window location.

My advice would be to try again to get a visit from one of your Local Authority Building Control Officers - if you cannot get them involved write to Gas Safe asking for an Inspector to visit your property - if they decline stating that the situation is `not within their remit` contact the HSE and report the fact that neither the LABC or Gas Safe will inspect the situation.

Tell them you have had conflicting opinions from a few Gas Safe registered Gas Engineers / Gas Installers and you cannot afford to keep paying Engineers who you find will not commit their findings in writing which is why you wanted to involve a Gas Safe Inspector.

However now that it seems you simply cannot get a definitive answer in writing you are worried about the Gas Safety aspect of the possibility that under certain wind conditions `Products of Combustion` would be able to enter the Loft Room Velux window.

Unfortunately I am guessing that the HSE would probably refer you back to engaging a Gas Safe registered Gas Engineer / Gas Installer - but it is worth a couple of phone calls / a few Emails.

The problem with that is that an Engineer`s visit obviously costs money and even if you had the imaginary facility to have 3 or 4 Engineers visit free of charge they might NOT all agree a definitive answer.

Even with very experienced / very knowledgeable Engineers `human nature` / `self preservation` dictates that some might prefer to state that the proximity of the Flue terminal to the Velux window is definitely a Safety issue to cover themselves in case of a future problem.

Sorry that I / We cannot be more helpful.

If You do get a written definitive answer please let Us know with an update on here.

Chris

CHRISX · May 2, 2019

Riley said:
Looks more than 300mm

Hello again Riley,

Now that I have seen the last photo I am guessing that the 300mm measurement is from the edge of the Boiler Flue terminal to the middle of the Party wall between the Houses ?

The extension would have to be built so that the guttering did not encroach past the middle of the Party wall or it would have been over Member Debra`s boundary line.

Chris

Riley · May 2, 2019

SORRY mate that one was in response to robs message about the air bricks above which would need 300mm. I should have quoted him

CHRISX · May 2, 2019

Riley said:
SORRY mate that one was in response to robs message about the air bricks above which would need 300mm. I should have quoted him

Hello again Riley,

No need to apologise - my mistake.

I did not see Member Rob Foster`s message.

I was just about to apologise to You when I saw your message.

Chris

Debra Beagle · May 2, 2019

CHRISX said:
Thank You for your reply and the additional photo Debra,

All is now clear regarding the orientation of your property and the neighbours extension.

As I am sure that You are aware the reason why there are `minimum clearances` to a Property Boundary is in case someone erects a Building / Structure close to the boundary - as has been done with your Neighbour`s extension.

In theory adhering to the minimum distance to the boundary when there is no Building / Structure present ensures that a property owner is protected in the event that the neighbour does build something adjacent to the boundary.

In your case because of the design / dimensions of the Neighbour`s extension immediately adjacent to your Boiler Flue there is a slight possibility that Flue gasses / Flue Plume could be blown enter the Extension Roof space / Loft Room via the open Velux window.

There is also the possibility that the slightly acidic water vapour from the Flue Plume could stain the extension Brickwork / guttering facia board or Roof tiles.

The possible staining of parts of the extension is something that would not really have been taken into consideration because any structure immediately adjacent to a Condensing Boiler Flue could get stained by the Plume - but it may cause a complaint in future if it can be seen by your Neighbour ?

The Architect / Designer / Builder of your Neighbour`s extension have not taken into consideration the proximity / existence of your Home`s Boiler Flue when designing the extension regarding the Velux window location.

My advice would be to try again to get a visit from one of your Local Authority Building Control Officers - if you cannot get them involved write to Gas Safe asking for an Inspector to visit your property - if they decline stating that the situation is `not within their remit` contact the HSE and report the fact that neither the LABC or Gas Safe will inspect the situation.

Tell them you have had conflicting opinions from a few Gas Safe registered Gas Engineers / Gas Installers and you cannot afford to keep paying Engineers who you find will not commit their findings in writing which is why you wanted to involve a Gas Safe Inspector.

However now that it seems you simply cannot get a definitive answer in writing you are worried about the Gas Safety aspect of the possibility that under certain wind conditions `Products of Combustion` would be able to enter the Loft Room Velux window.

Unfortunately I am guessing that the HSE would probably refer you back to engaging a Gas Safe registered Gas Engineer / Gas Installer - but it is worth a couple of phone calls / a few Emails.

The problem with that is that an Engineer`s visit obviously costs money and even if you had the imaginary facility to have 3 or 4 Engineers visit free of charge they might NOT all agree a definitive answer.

Even with very experienced / very knowledgeable Engineers `human nature` / `self preservation` dictates that some might prefer to state that the proximity of the Flue terminal to the Velux window is definitely a Safety issue to cover themselves in case of a future problem.

Sorry that I / We cannot be more helpful.

If You do get a written definitive answer please let Us know with an update on here.

Chris

Thankyou Chris and all other members for your comments. I will definitely take your suggestion into consideration Chris

Debra Beagle · May 3, 2019

Hi, had a conversation with private building inspector today. He has told me that he sees no problem with the window in position to the flue and is going to pass the extension off. Again he stated that the diagram from the planning portal didn’t relate because it was a vertical flue and not horizontal like ours, again I defined the word flue. He, for some reason again, pointed out that the flue is closer to our window than the neighbouring velux and then it didn’t really relate to any regulations because the flue is on our side of the party wall. Surely at the if the gases are emitted within the shaded area of the diagram in post 11 it wouldn’t really matter what the flue was attached to the emissions are still being released within this forbidden area.
He basically said that we were only bothered because he knows that in the future there won’t be a gas fitter willing to site a boiler in the same place. He’s probably right but why would that be........is it because the distance between flue and window is a concern? Fortunately our boiler is serviced regularly and could potentially be ok for another 10 years.......so is he saying that it is not a problem now and we can overlook any dangers and keep our fingers crossed until we move our boiler in 10 years time hoping that no accidents occur.
Was also told that no point in contacting gas safe because they’re not interested cos they don’t think it’s important!
Asked him to put in writing to us that we had made him aware of our concerns that he considered it safe but said he would not as his concern was the safe structure of the build only.
He said to that contacting theHSE and CIC would be a waste of time because they won’t be interested. I am totally astounded with the situation.

Riley · May 3, 2019

Sadly a building inspector is unlikely to know the finer points of gas safety. I would call his bluff and contact the HSE if they aren’t bothered then I would insist on something in writing to that affect and go about your normal life. He clearly doesn’t understand gas safety as a vertical flue positioned correctly would nullify all of these issues and allow you to put anew boiler there when the time comes

quality · May 3, 2019

We did some leak dispersion modeling / tests where vapors were released to atmosphere and we were quite surprised at how much the released vapors were diluted (with moisture) when emitted to fresh air. I know this doesn't help your situation. But thought I would comment

Debra Beagle · May 3, 2019

I m totally flummoxed with the idea that I will,in the future, potentially have to move my boiler because it will be seen as incorrect and a potential danger due to the siting of this window but up until that time ( while surely it is still a potential danger) nobody gives a damn.

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