Loft Conversion Specification Version 1

24th October Version 1

Building Works Specification

Conversion of Loft and Rear Single Storey Extension

39 Chatsworth Gardens Harrow Middlesex

Version 1

24th October 2011


24th October 2011 Version 1

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1. GENERAL

1.1 The Contractor is to be familiar with all relevant codes of practice and current Building Regulations.

1.2 Do not scale from the drawings, all dimensions and calculations to be checked and verified on site.

1.3 All materials and products are to be installed in accordance with manufacturer’s specifications and recommendations.

1.4 All changes to the specification and drawings will be agreed with the Client’s Supervising Officer before work commences.

1.5 All materials must be fit for the intended use and comply with the relevant British Standards.

1.6 The owner is to satisfy the requirements of the Party Wall Act, where required prior to commencing works on site. Agree works on the boundary with the neighbours in writing.

1.7 The contractor is to ensure that all materials, which are finally selected by the contractor, are installed in full accordance with the manufacturer’s instructions. The main contractor should seek the manufacturer’s specialist design advice for materials where necessary.

1.8 All affected works are to be made good and left in a clean and workmanlike manner. All construction to be in accordance with the relevant Codes of Practice, British Standards and the Building Regulations as amended any recommendations that the Building Inspector may make either before or during building operations. The main contractor is to allow for all builders’ work and attendance’s required to the sub contract trades.

1.9 Plasterboard to be Gyproc boards to be fixed in position with Gyproc nails. All joints between boards are to be fully sealed in accordance with manufacturer's written instructions. Well seal perimeter of partitions and services penetrations using Owens Coming Quietzone Acoustic Sealant. All joints to be scrim taped to receive 3mm skim plaster finish.

2. FOUNDATIONS

2.1 750mm x 600mm trench fill foundations, concrete mix to conform to BS EN 206‐1 and BS 8500‐ ST2 or GEN1. All foundations to be a minimum of 1000mm below ground level, exact depth to be agreed on site with Building Control Officer to suit site conditions. All constructed in accordance with BS 8004:1986 Code of Practice for Foundations. Ensure foundations are constructed below invert level of any adjacent drains. Where drains cross over the foundation reinforced concrete lintol to be provide to support wall over. Note that should any adverse soil conditions or difference in soil type be found or any major tree roots in excavations, the Building Control Officer is to be contacted and the advice of a structural engineer should be sought.

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4.2 DPC ‐ Provide horizontal strip polymer (hyload), type A to BS 743 damp proof course to both leafs minimum 150mm above external ground level. New DPC to be made continuous with existing DPC’s and with floor DPM. Vertical DPC to be installed at all reveals where cavity is closed.

4.3 Cavities ‐ Provide cavity trays over openings. All cavities to be closed at eaves and around openings using Thermabate or similar non‐combustible insulated cavity closers. Provide vertical DPCs around openings and abutments. All cavity trays must have 150mm upstands and suitable cavity weep holes (min 2) at max 900mm centres.

4.4 Wall Ties ‐All cavity walls constructed with stainless steel vertical twist type retaining wall ties built in at 750mm centres horizontally, 450mm vertically and 225mm centres at reveals and corners in staggered rows. Wall ties to be suitable for cavity width and in accordance with BS 1243.

4.5 Cavities in new wall to be made continuous with existing where possible to ensure continuous weather break. If a continuous cavity cannot be achieved, where new walls abuts the existing walls provide a movement joint with vertical DPC. All tied into existing construction with suitable proprietary stainless steel profiles.

4.6 External walls to be rendered with 20mm two coat sand/cement render to comply to BS 5262 with waterproof additive on 100mm block. Finished with 2 coats of external white masonry paint.

5. INTERNAL WALLS – NON‐LOAD BEARING

5.1 125mm walls ‐ Studwork to be 50 x 100mm at 400mm vertical and 900mm horizontal centres. Sole and head plates to be 50 x 100mm and solid intermediate horizontal noggins at 1/3 height or 450mm. Both sides of internal partitions to be finished with 12.5 mm thick plaster boarding, 3mm skim plaster coat. Taped and jointed complete with beads and stops. Board to have a density of 15kg/m2. Infill studs with 100mm thick fibreglass insulation with a minimum density of10kg/m2. . Partitions built off doubled up joists where partitions run parallel or provide noggins where at right angles, or built off DPC on solid ground floor concrete slab.

5.2 All timbers to be GS C16 Grade to BS 4978. Complete with 150mm high ogee skirting. 75mm wide ogee architraves painted 2 coats undercoat, 1 coat gloss white.

6. MONO PITCHED ROOF ‐ U VALUE OF 0.16 W/M²K

6.1 Roofing tiles to match existing on 25 x 38mm tanalised soft wood treated battens on sarking felt to BS747 supported on 50 x 150mm grade C24 timber rafters at max 400mm centres. Rafters supported on 100 x 50mm soft wood wall plates. Insulation at ceiling level to be 150mm Rockwool insulation laid between ceiling joists with a further 170mm layer over joists (cross direction). Ceiling insulation must meet wall insulation.

6.2 Construct ceiling using 50 x 100mm Grade C24 timber joists at 400mm centres and 75 x 225mm binders at 1200mm centres finished internally with 12.5mm plasterboard and min 3mm skim finish plaster. Provide polythene vapour barrier between insulation and plasterboard.

6.3 Provide opening at eaves level at least equal to continuous strip 25mm wide in two opposite sides to promote cross‐ventilation.



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6.4 Restraint strapping ‐ 100mm x 50mm wall plate strapped down to walls. Ceiling joists and rafters to be strapped to walls and gable walls, straps built into cavity, across at least 3 timbers with noggins. All straps to be 1000 x 30 x 5mm galvanized straps or other approved to BSEN 845‐1 at 2m centres.

6.5 Soffits and fascias boards, 22mm thick to be in UPVC to BS 4576, fixed in compliance with manufacturers details. Soffit boards to have air vents built in ‐eaves ventilation strip equivalent to a continuous 25mm gap at eaves level.

6.6 Provide 150mm upstand Code 4 lead flashing cut into existing wall and across new roof. Lead mastic to be used in mortar bed above flashings

7. ROOF GUTTERING

7.1 Supply and fit UPVC guttering 112mm half round and 63mmdown pipe to fascia board and wall. Discharge into new rainwater gully. Gully to be connected to 100mm UPVC underground drainage pipes and fittings BS 4660 connected to existing soakway.

7.2 Drains under buildings to be encased in 150mm concrete and RC concrete lintols provided at pass through points in walls. External drains encased in 150mm pea shingle and laid to 1:40 fall.

7.3 Inspection chambers to be provided at change in direction with covers.

8. FLAT ROOF DORMER U VALUE OF 0.18 W/M²K

8.1 Flat roof to have a surface finish of bitumen bedded stone chippings covering the whole surface to a depth of 13mm to achieve a class AA (or B (t4) European class) fire rated designation for surface spread of flame.

8.2 Roof to be three layer felt to BS 747 (top layer ht 180) hot bedded laid to BS 8217 on 115mm Celotex TA4000. Insulation fixed to 22mm exterior quality plywood on firings to give 1:40 fall on 50 X 150mm Grade C24 timber joists. Ceilings of 12.5mm plasterboard over vapour barrier with 3mm skim plaster finish.

8.3 Restrain flat roof to external walls by the provision of 30 x 5 x 1000mm lateral restraint straps at maximum 2000mm centres fixed to 100 x 50mm wall plates and internal wall faces

9. DORMER WALLS ‐U VALUE OF 0.28W/M²K

9.1 Tiles to match existing roof hung vertically on 25 x 38mm preservative treated battens (vertical counter battens to be provided to ensure vented and drained cavity if required) fixed to breathable membrane (having a vapour resistance of not more than 0.6 MNs/g) on 12mm thick WPD external quality plywood sheathing (or other approved). Ply fixed to treated timber frame studs constructed using 100mm x 50mm head & sole plates and vertical studs (with noggins) at 400mm centres. Corner post to be 100x100mm. Insulation to be 60mm Celotex FR5000 between studs plus 12.5mm plasterboard over. Provide a vapour control layer fixed to internal face of insulation and finish with 3mm skim coat of finishing plaster.



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9.2 All junctions to have water tight construction; seal all perimeter joints with tape internally and with silicon sealant externally. Dormer walls built off existing masonry walls to have galvanised mild steel straps placed at 900 centres. Dormer cheeks within 1m of the boundary to be lined externally with 12.5mm Supalux and 12.5mm Gyproc fire line board internally to achieve 1/2 hour fire resistance from both sides.

10. STUD DWARF WALL ‐ U VALUE OF 0.28W/M²K

10.1 Construct stud wall using 100mm x 50mm head & sole plates and vertical studs (with noggins) at 400mm centres Insulation between and over studs, 60mm Celotex FR5000 between studs plus 12.5mm plasterboard over with VCL fixed to internal face of insulation.

10.2 Finish with 3mm skim coat of finishing plaster. All junctions to have water tight construction; seal all perimeter joints with tape internally and with silicon sealant externally.

11. NEW SECOND FLOOR TO LOFT SPACE

11.1 Existing ceiling to first floor to be removed and new second floor to be constructed. New floor to be positioned to achieve a minimum of 2.2m floor to ceiling height to the second floor.

11.2 Joists to be 50x 150mm Grade C24 timber. Provide min 20mm t and g chipboard. In the bathroom flooring to be moisture resistant grade in accordance with BS7331:1990). To upgrade to half hour fire resistance and provide adequate sound insulation, lay minimum 60mm Rockwool insulating material or equivalent on chicken wire between joists and extended to eaves. Chicken wire to be fixed to the joists with nails or staples these should penetrate the joists side to a minimum depth of 20mm. Joists spans over 2.5m to be strutted at mid span use 38 x 38mm herringbone strutting or 38mm solid strutting (at least 2/3 of joist depth). Provide lateral restraint where joists run parallel to walls. Floors are to be strapped to walls with 1000mm x 30mm x 5mm galvanised mild steel straps or other approved in compliance with BS EN 845‐1 at max 2.0m centres, straps to be taken across minimum 3 no. joists. Straps to be built into walls. Provide 38mm wide x ¾ depth solid noggins between joists at strap positions.

11.3 New ceiling to be 12.5mm Gyproc fire line board internally with 3mm skim coat of finishing plaster.

12. EXISTING PITCHED ROOF UPGRADE ‐0.18 W/M²K U VALUE

12.1 New infill Roof –Fit new g 50 X 150mm rafters C24 timber rafters along side existing rafters to extend roof line. Existing new pitch roof to be insulated with

• 100mm Celotex GA 4000 between rafters.

• 45mm Celotex TB 4000 under rafters.

12.2 Make sure there is enough rafter depth to accommodate not only the thickness of the Celotex insulation but also a 50 mm ventilated airspace above the boards. If rafters are not deep enough, fix battens to the inside face of the rafter so that the bottom of the batten is 50mm below the sarking felt. Install the breather membrane over rafters by fixing battens to the sides of the



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rafters and allowing the membrane to sag between the rafters. All details are to be in accordance with the membrane manufacturer’s recommendations. Install softwood battens to the underside of the rafters and fix Gyproc Wallboard 12.5mm directly to the batten. 12.3Pitch Roof Void Ventilation ‐fit ridge vents to main roof and eaves ventilation 25mm continuous gap to eaves and fitted with an insect mesh.

13. NEW 225MM THICK GABLE WALL U VALUE OF 0.28W/M²K

13.1 225mm thick Thermalite lightweight block 7N/mm2. Block walls to be built with 1:1:6 cement mortar, BS 5628 :P3. External of wall to be rendered with 20mm two coat sand/cement render to comply to BS 5262 with waterproof additive. Finished with 2 coats of external white masonry paint. Internal faces of s to have Celotex FR5000 40mm thick insulation board with joints taped as vapour control layer applied in full in accordance with manufacturer’s recommendations. Install 25 x 50 battens at 600 centres to insulation to create a cavity, then Plasterboard 12.5mm, skim and 2 coat emulsion paint. Batten depth to be increased to take account of conduits when services are located within the cavity. Installation must be in accordance with instructions issued by Celotex Limited.

14. PLASTERBOARDING

14.1 All Plasterboards to be fixed in position with Gyproc nails. All joints between boards are to be fully sealed in accordance with manufacturer's written instructions. Well seal perimeter of partitions and services penetrations using Owens Coming Quietzone Acoustic Sealant. All joints to be scrim taped to receive 3mm skim plaster finish.

15. WINDOWS, DOORS AND GLAZING

15.1 All new windows and external doors to be white PVCu to match existing as shown on the elevations in height and style with ironmongery locks and night vents. All windows to be fitted with openable lights as indicated on the elevations. All opening lights to open at least 30 degrees. Opening light must be equal to 1/20th of the floor area of the room in which it is located for rapid ventilation. Minimum background ventilation of 4000sq mm in kitchen and bathrooms and 8000sq mm to habitable rooms controlled via trickle ventilators All windows to be fitted with draught‐proof seals.

15.2 All new windows and external door units to be double glazed units to BS 5713:1979 with a sealed 16mm air gap Argon filled using Low E (En = 0.10) glazing (K glass) to provide a U value of 1.6 W/m2K. Glazing to comply with BS 626: 1994 and BS 8000 Part 7: 1990. External doors to be provided with propriety level access threshold.

15.3 Toughened safety glazing to BS 6206: 1981 provided at areas where glazing occurs less than 800mm above floor level or external ground levels. Also where glazing occurs less than 1500mm above floor level or external ground level within 300mm of any internal or external doors.

15.4 Seal all frame/brickwork junctions with polysulphide sealant.

16. VELUX ROOF WINDOWS



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16.1 To be double glazed low energy and fitted to manufacturer’s instructions, trimmed both sides with doubled up rafters providing top and bottom trimmers. Windows should not protrude more than 150mm above the roof plane.

17. MECHANICAL VENTILATION

17.1 Kitchen will be mechanically ventilated by either an extractor hood installed within 300mm from centre line of hob and extracting to external air at a rate of 30l/s or by an extract fan fitted anywhere extracting at a rate of 60l/s. Ventilators to operate intermittently. Ventilation provision to be in accordance with the Domestic ventilation compliance guide. Intermittent extract fans to BS EN 13141‐4. Cooker hoods to BS EN 13141‐3. Bathroom to be ventilated wither by a wall mounted fan pull chord controlled to extract 30l/s or ceiling mounted and controlled by light switch with 15 minute overrun. All fans to have manual override isolator switch at high level external to room and humidistat controls fitted as standard. Termination should be at roof level through a suitable tile vent or through external walls. Allow for insulating ducting within any roof void to reduce condensation. Condensation traps to be provided as necessary.

17.2 All fixed mechanical ventilation systems in the kitchen and Bathrooms are to be tested and adjusted, shall be commissioned and a commissioning notice given to the Building Control no later than 5 days after final testing.

17.3 The contractor shall provide the owner appropriate information and guides for maintaining and operating the ventilation system.

18. NEW STAIRCASE – FIRST TO SECOND FLOOR

18.1 To be constructed in accordance with BS585 Part 1 1989. Risers and goings to suit site conditions.

• Maximum rise of 220mm • Minimum going of 220mm • Max pitch of 42 degrees

Twice the rise + the going must be between 550 and 700mm

18.2 Goings on tapered treads to be measured at the centre of the tread. A minimum tread width of 50mm is to be maintained at the narrow end. Provide a handrail to one side of the staircase. Handrail to be at a height of between 900mm measured to the top of the handrail from the pitch line of the stairs. At floor level and landing height of handrail to be 1000mm. Ensure a minimum 900mm top and bottom landing areas clear of door swings. Guarding to open side of stairs and landings to be agreed with client.

18.3 Provide guarding below handrail at open side with a 99mm maximum gap between vertical banisters. Ensure a minimum 2000mm headroom over pitch line of stairs and landing area. Handrails to be agreed with client.

19. LINTOLS



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19.1 Provide Catnic prefabricated steel lintels to BS 5977: Part II to all openings. All lintels to be insulated. Bed on mortar with a minimum bearing of not less than 150mm. Ensure internal surface is covered with a minimum of 15mm of plaster. Provide cavity trays/dpc over all lintels if required with stop ends and weep holes at 900mm centres with a minimum of two per cavity tray.

20. STEEL BEAMS

20.1 All new steel beams except for steelwork in the roof space to be encased with 2 layers of 12.5mm thick plasterboard and skim finish. Beams sizes and supports to be in accordance with Structural engineers design.

21. INFILL FLOOR CHIMNEY BREAST REMOVAL

21.1 New joists to be C24 timber infill joists at 400mm centres minimum size 50mm x 150mm with minimum 60mm insulation.

22. WATER EFFICIENCY AND HOT WATER SUPPLY

22.1 Sinks with hot and cold running water is to be provided in all food preparation areas.

22.2 Bathrooms to be fitted with either a bath or shower. Hot & cold water taps to wash basins, baths, showers & sinks including external taps to have water from a wholesome water supply.

22.3 softened wholesome cold water should not be provided where drinking water is drawn off or to any sink where food is prepared.

22.4 Baths and showers to be fitted with an in line mixing valve to restrict the temperature to 48 degrees C max. In‐line blending valves and composite thermostatic mixing valves should be compatible with the sources of hot and cold water that serve them. Length of supply pipes between blending valves and final outlets should be kept to a minimum.

22.5 Valves to comply with BSEN 1111:1999 ‐ Sanitary tapware. Thermostatic mixing valve (PN10). General technical specification or BSEN 1287:1999 ‐ Sanitary tapware. Low pressure thermostatic mixing valves. General technical specification.

22.6 Hot water storage systems to be restricted to 100 degrees C max and outlets from domestic hot water storage vessels to be fitted with an in line hot water supply tempering valve to prevent water temperatures exceeding 60 degrees C max. Hot water storage vessels to be fitted with a non‐self‐setting energy cut out to instantly disconnect the power supply.

22.7 All plumbing installation to comply with the Water Supply (Water Fittings) Regulations 1999 (SI 1999/1148 as amended). The contractor will ensure that a ‘competent person’ installs and commissions the heating and hot water storage systems. Installation workmanship to be in accordance with BS 8000‐15:1990 ‐ Workmanship on Building Sites Code of Practice for hot and cold water services (domestic scale).



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22.8 Water tanks/cisterns must have an adequate designed flat platform base to support the proposed loads.

23. DRAINAGE ABOVE GROUND

23.1 Install pipes, fittings and accessories in accordance with BS 5572. Waste pipe work to be PVCu to BS4514 and traps to BS 3943.

23.2 All sanitary appliances connected the soil vent pipe (SVP) which is to be extended 900mmm above the highest window.

23.3 WC ‐ 100mm diameter at a minimum slope of 18mm/m and maximum slope of 90mm/m for pipe work up to 6m in length connected to existing soil vent pipe (SVP).

23.3 Washbasin ‐ Connected into 75mm deep seal trap into 32mm waste pipe connected to 100mm PVC vertical soil and vent pipe. 32mm diameter pipes at minimum slope of 18mm/m and maximum slope of 22mm/m for pipe work up to 1.7m in length or 40mm diameter pipes at a minimum slope of 18mm/m and maximum slope of 44mm/m for pipe work up to 3m in length

23.4 Sinks, Baths and Showers ‐ To be taken to 75mm deep seal trap into 40mm diameter pipes at a minimum slope of 18mm/m and maximum slope of 90mm/m for pipe work up to 3m in length connected to SVP. Showers to be taken to shallow shower trap into 32mm waste pipe connection to SVP.

23.5 Washing Machine and Dishwasher ‐ 40mm diameter pipes at a minimum slope of 18mm/m and maximum slope of 90mm/m for pipe work up to 3m in length connected to SVP.

23.6 All traps to have 75mm min depth seals with separate waste connections to Soil Vent Pipes (SVPs) with access plates/rodding eyes.

24. DRAINAGE BELOW GROUND

24.1 The existing foul drainage on site is to used ‐ any new drainage runs to be constructed of UPVc 100mm diameter pipes and fittings with flexible joints to BS 4660 laid and jointed in accordance with the manufacturers recommendations and BS 8301. Pipes at a minimum 1:40 fall on minimum 150mm granular bed surround in single size pea gravel or aggregate to BS 982 nominal size 10mm. After testing backfill in layers not exceeding 300mm with selected material free from vegetable matter, rubbish, frozen soil, stones and lumps retained by a 40mm sieve. Drains under floor slab to be encased in 150mm concrete bed and surround with flexcell joints at all pipe joints. Drains passing through walls to be taken through sleeve protection with a min 50mmm clear space around pipe and brickwork above supported with concrete lintel. Foul branch drains from soil and vent pipes to be taken via inspection chambers and connected to existing.

24.2 Any new drainage chambers to be 450mm diameter pre‐formed plastic inspection chamber and benching to BS 7158. Provide 150mm concrete bed and surround to Inspection Chambers. Make pipe work connections as indicated on drawing and provide stop caps to unused branches. The maximum depth of Inspection Chamber to be 1200mm.



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25. HEATING INSTALLATION

25.1 The existing heating system is to be assessed by an engineer registered with Gas Safe Register as to the capability to serve additional radiators. Any new hot water pipes to be insulated. Loft room heating to be provided with zone control in the form of room thermostat and/or radiator thermostat, together with a timing device.

25.2 In case a new boiler system is required the supply is to be sized, installed and certified by the engineer and all certificates are to be issued to the client and building control upon completion. The installation is to meet all Gas Safe regulations and BS 5449. The heating engineer is to allow for the assessment, design and installation of a new combi gas central heating boiler and heating system. All exposed pipework to non‐heated spaces to be insulated, to protect against freezing. All pipe work to be concealed within chases in walls/floors where possible, not boxed in. Radiator positions to be agreed with client. Heating engineer to supply design information to Building Control for approval.

25.3 Heating engineer to commission and certify that the system has been adjusted/set up in accordance with and performs to Part L1 standards, and provide the client and Building Control with a copy of such certificate. Full maintenance and operation manuals for the system are to be provided by the heating engineer to the building owner for future reference. All radiators to have thermostatic radiator valves. The boiler is to provide min SEDBUK rating of 90%. Full maintenance and operation manuals for the system are to be provided by the heating engineer to the building owner for future reference. System to be controlled by 2 thermostats and time clock. Anti‐corrosion inhibitor additives must be provided in all wet systems on installation. Heating controls to be of a 24 hour analogue type programmer and should allow for the following programmes: Water only / heating only / heating and hot water together. Room thermostat to be fitted in entrance hall.

26. MEANS OF ESCAPE

26.1 Fire doors ‐ Existing and new stairways to be protected by providing half hour fire resistance to all partitions as well as floors and ceilings above and below rooms. Stairway to be protected at all levels leading directly to an external door at ground level. All Fire Door frame assemblies to protected stairways must be FD30 fire doors to BS 476‐22:1987 fitted with intumescent strips. Assembly to provide adequate sealing when tested to BS476: Part 31.1 and to be installed and maintained in accordance with BS 8214: 1990.

26.2 All new frames to be made close fitting to walls. Any gaps to be sealed with intumescent paste. Any architraving removed in the course of the work to be replaced or renewed as necessary

26.3 Intumescent and flexible cold smoke seals should be recessed into the hinge side, top and closing edges of door or door frame, in accordance with manufacturer’s instructions and as per fire test report. Intumescent seals must not be over‐painted. Typically leaf/frame gap should be no greater than 4mm. The gap at threshold should be kept to a minimum and ideally be no greater than 8mm.

27. SMOKE ALARMS

27.1 Interlinked mains operated smoke alarm/heat alarm with battery back‐up fitted at ceiling level (300mm away from any light fitting and wall) to BS 5446 & installed to BS 5839 pt6 BS5839‐6:

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30.1 Access to the dwelling is provided via a footpath off the shared driveway. The footpath provides a level approach to the dwelling. The principal entrance door will be minimum 910mm structural opening providing 750mm min clearance between the frame and face of door leaf when open and approached head on.

31. LIMITED AIR LEAKAGE

31.1 Loft access traps must be sufficiently heavy to compress draught seals. Expanding polyurethane sealing strip to be used between frame heads and underside of lintels. Soil and water supply pipes to be sealed around where passing through floor and ceiling with mineral fibre quilt or expanding polyurethane foam. All pipe services to be sealed around where penetrating hollow construction or boxed voids.



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APPENDIX 1 – CALCULATIONS FOR THERMAL ELEMENTS

Documents

Loft Conversion Specification Version 1