Handbook - Replacement Windows

SURBITON COURT FLATS 1-69 HANDBOOK

Alterations & Renovations - Replacement Windows

This page sets out requirements and guidelines to anyone wishing to replace existing windows in their flat with new double-glazed windows. All flat owners wishing to replace one or more existing windows are required to notify the Board of their intention to do so. Once they have the specifications of the replacement window(s), they must submit them to the SCRA Board via snellers@surbitoncourt.com for checking and compliance. Please allow up to 3 weeks for feedback.

If the specifications are comprehensive and clearly comply with the requirements, no fees will be charged.

Payment could be required, however, if the specifications are inadequate, or do not comply, and require work by Snellers and/or the directors to bring them them up the standard required to gain approval.
Basic requirements:

Casement windows,including “Georgian (inserts) bars” and trickle vents (now required by law). Sash windows and sliding windows will not be approved,

Style. Replacement windows must match the style of windows in surrounding flats, e.g. number and size of panes, colour of subframes (white) and sills (dark brown). Note that some windows do not have subframes or sills. These are mainly kitchen, bathroom and pantry windows. The match should be as close as possible to what was there before EXCEPT in cases where the previous windows did not follow the existing layout or style of surrounding windows - including those in adjacent flats. The flat owner should be aware of this when ordering replacement windows. A good supplier should also note this and advise the flat owner accordingly.

Thickness of white frames. Over time, compared with the original "Crittal" windows, frames have become thicker as they have been replaced with double-glazing set in aluminium and uPVC frames. We acknowledge that technology moves on, but over-thick frames should be avoided. Note that the window handles (openers) are visible with Crittall and invisible with uPVC due to "equal sight line", a feature which keeps the appearance uniform. Aluminium windows are preferred for aesthetic reasons, but are approximately 60% more expensive than uPVC. The precedent to allow uPVC was set some years ago, so permission will not be refused solely on that basis.

Thermal efficiency vs ventilation. The main concern to flat owners is probably thermal efficiency, but they often forget – or are unaware of – the increased risk of condensation in their flats if ventilation is poor. Hence the requirement for trickle vents. They should be advised of this when they are considering replacement windows. Note that, in contrast to early double-glazed windows with aluminium frames, modern aluminium windows incorporate a thermal break, so the insulation provided is similar to that of uPVC.

Ownership and responsibility. SCRA have been responsible for maintaining the wood subframes (including the seals with the brickwork and the wooden sills) – where they exist – around the window frames. The flat owner’s responsibility is for the windows themselves. Sometimes the flat owner, on the advice of their supplier, decides to replace the wood subframe and/or the sill at the same time as the window. Technically, that means the flat owner becomes financially responsible for maintaining the woodwork. In practice, the Association will probably pay if a subframe/sill needs replacing while the window itself is still sound, or there is a major programme to replace the window sills.

Preferred supplier

In the last few years (from Feb 2023), the majority of new replacement windows in flats in Surbiton Court have been supplied by Unique Windows. Unlike some other, one-off, suppliers they have taken care to match the windows in surrounding flats as much as possible. They are now well aware of SCRA’s requirements.

Unique supply both Aluminium and (u)PVC windows, so it would have been the Board’s responsibility to insist on Aluminium – which they did not. By naming Unique as preferred supplier, we should now reduce the risk of further deviations from requirements.

While Flat owners are not obliged to employ the preferred supplier, if they do go with Unique the process of approval is likely to require less time and it will be less chance that their application will be turned down or sent back for modification.

Further information

To help in specifying a new replacement window the following illustration provides some of the key terminology which you may encounter or need. (Please note that the actual window in this illustration is NOT necessarily an example of a window which would be approved. Further detail is required, giving dimensions, materials used, etc, which your supplier should provide).

Aluminium, PVC or uPVC (unplasticized PVC)? Aluminium frames are thinner, allowing for larger glass panels, which can increase the natural light in the room. They can last 45 years or more. PVC and uPVC windows cost less than aluminium but probably will not last as long. uPVC is generally considered a more sustainable and durable choice than PVC. uPVC is less likely to change colour over the years.

Trickle vents. These may be in the top of the wooden subframe around the window, :

... or in the frame of the window itself

Trickle vents are now a legal requirement for all NEW windows as they allow some exchange of air between inside and outside your flat, reducing the tendency for condensation and mould to build up within the room.

Flush or non-flush? The main feature of flush windows is that the window sits flush with the frame when closed. A non-flush, or profiled, window stands proud of the frame. Windows that open often have thicker frames than those that don't, but you can specify to the supplier that you want all the windows to have the same profile, whether they open or not. In the illustration below the right-hand one is profiled, while the lower left window is flush.

In contrast, the illustration below shows a corner section of an opening window that is flush with the frame.

If all uPVC windows in a property are profiled the effect is slightly more pleasing aesthetically, but SCRA will not reject non-opening windows that are flush with the frame.

Unique Windows contact details:
web site: www.uniquewindowslondon.co.uk.
address: 2 Westmead Corner, Westmead Rd, Carshalton, SM5 2NZ
telephone: 020 8770 7397

Once approval has been granted, you should inform your immediate neighbours of the work taking place in your flat.

Should you have any queries, or require any further clarification, please do not hesitate to contact snellers@surbitoncourt.com.