Are you an Architect or Builder? Can I ask your advice please?!

[LemonDifficult]

My architect (generally to be trusted but occasional tendency to be a bit over-zealous) tells me that if putting new windows (wooden, sash and case) into a property it is standard practice to put a membrane or damp-proofcourse between them and the stone work. My contractor (generally to be trusted but with a tendency to be a bit, er, hasty) tells me that this isn't the case and you just fit the windows without anything between their frames and the stonework.

Can anyone tell me who is right?! The architect is making noises like the all windows need to come out and the builder is making refusal sounds...

All help appreciated!

Bump

I don't know the answer to this sorry, but why not contact the manufacturer of the windows you are having and ask their advice?

We've just had windows fitting all through our house (wooden sash and casement). We haven't had any kind of membrane put in. It wasn't even mentioned. (We don't have an architect though, just builders).

fitted, not fitting.

My professional opinion is that the architect is right. Unless you want condensation forming a black (unsightly) mould around the edges of the frames.

Out of curiosity, has tthe contractor already built the wall? Putting the DPC course now will incur extra costs for him (which he should NOT recover from you...be wary!) and he is just trying to cut costs. Or simply being lazy!

The DPC needs to be done for a good job, if you don't want to be revisiting it in 5-10 years time. The contractor should not charge you extra for doing it, as it should have been costed as standard.

I would give the window manufacturer a call...they are best placed to solve the problem without putting you between two warring parties

Thanks for the replies - that's extremely helpful. The windows are in - and so are the newly painted and plastered walls ... and our tenants. Taking the windows out will be a hassle and a half.

We've been redoing a little cottage and promised the tenants it would be warm as everything so well insulted etc, etc, but the place is freezing. They had ice in their dogs bowl and coffee cups on Saturday morning. Anyway in the course of investigating the insulation in the floor (v gappy, v annoying) and the architect noticed there wasn't a DPC round the front door and then asked about the windows too.

It is all about to turn really messy - the contractor has put in bill for 50K, Quantity Surveyor says more like 30K when they've sorted thing out. And the contractor is a friend of mine. Bleurgh.

But very helpful to know about the DPC. The architect is always right.

Oh dear, sounds like a very messy situation.

To be honest, a lot of contractors cut corners with certain things that don't compromise on the integrity of the structure (but will make living in it that little bit difficult). Architects don't deal with money - just with what's right to make a perfect space, so they will give the optimum (not necessarily cost effective) solution.

Your contractor will also know that DPC is necessary, but he cannot budge from his stance now (or risk looking a fool!). If it's going into arbitration, then the contractor won't really have a leg to stand on, as most professionals will agree that DPC is a must.

Hope it's all sorted soon, and to your satisfaction.