Why Property Certificates Matter After Home Improvements
When carrying out building and property maintenance across Manchester and the North West—from replacing draughty uPVC windows to removing a chimney breast or re-roofing a Victorian terrace—the practical workmanship is only half of the job. Whenever you come to sell or remortgage your property, the buyer's conveyancing solicitor will ask for the Building Regulations and competent person scheme certificates on the Law Society's TA6 Property Information Form.
Understanding which jobs need formal Building Regulations sign-off and which ones are routine maintenance saves homeowners time, money and last-minute delays during a house sale. For advice on upcoming maintenance or renovation work in Greater Manchester, contact Craig Adams and the M24 Maintenance team on 07735 097167.
Window Repairs vs. Full Window Replacement (FENSA and CERTASS)
One of the most common points of confusion for homeowners is the difference between repairing an existing window and replacing the complete frame:
- Window repairs (glass units, hinges, locks and draught seals): Replacing a misted double-glazed pane, fixing a faulty mechanism or resealing an existing frame does not require a FENSA certificate or Building Regulations notification, because the frame itself is not being replaced.
- Full window and external glazed door replacements: Since 1 April 2002, replacing complete window frames or external glazed doors in England and Wales has required compliance with Sections 4 and 7 of the Building Regulations (thermal performance, safety glazing and ventilation). This is certified either through a government-authorised Competent Person Scheme—such as FENSA or CERTASS—or through local authority building control.
Note that conservatories, porches and glass-only repairs fall outside the remit of FENSA, even when homeowners or estate agents casually refer to all glazing paperwork as a “FENSA certificate”.
Roofing, Chimney Removals and Structural Alterations
Routine roof repairs—such as replacing slipped slates, repointing a chimney stack, renewing lead flashings or upgrading guttering and fascias—are classed as maintenance and do not normally require a Building Control completion certificate. However, two common Manchester home improvements do require formal sign-off:
- Full re-roofing: Stripping and replacing more than 25% of a roof's covering typically requires a Building Regulations application (including upgrading loft insulation to current thermal standards).
- Chimney breast removal and structural openings: Removing a chimney breast or taking out an internal load-bearing wall requires structural calculations (such as steel gallows brackets or an RSJ) and a council Building Control completion certificate.
What to Do If You Have Lost Your Certificates Before Selling
Homeowners frequently discover during a sale that the paperwork for windows, a boiler, electrical work or a past alteration has been lost—or was never passed on by the previous owner. Even when the paper certificate is missing, the central scheme registers and local authority archives still hold the record against the property address.
Because records in England and Wales are split across eight separate schemes (FENSA, CERTASS, Gas Safe Register, NICEIC, ELECSA, NAPIT, MCS and the EPC register) as well as over 300 local councils, tracking them down individually can hold up an exchange of contracts. If you need to order a replacement FENSA certificate or check which records exist for your address, you can use the My Certs property certificate checklist and search service to check every register and your local council in one go.
Planning Property Maintenance Before Putting Your Home on the Market
Preparing a property for sale in Manchester is much smoother when small defects—loose ridge tiles, damp patches caused by blocked gutters, wornpointing or stiff window hinges—are put right before the buyer's surveyor visits, and when all existing installation certificates are gathered ready for your solicitor. To arrange a free, no-obligation quote for pre-sale repairs or general property maintenance across Manchester, call Craig Adams at M24 Maintenance on 07735 097167.
