QI am considering installing solar panels on the roof of my home. Do I need planning permission for this and are there any restrictions or limitations I should be aware of?
Solar energy is an attractive proposition due to the potential financial savings that can accrue and the grants that are available from the SEAI (Sustainable Energy Authority of Ireland). Since 2011, under the Better Energy Homes Programme, nearly 12,000 grant applications have been approved for solar heating, while close to 7,000 grants have been paid, totalling over €5.3 million (latest SEAI statistics, 1st March, 2015). For the environmentally conscious, it has the added benefit of reducing the carbon footprint of your home. Fortunately, the installation of solar panels on domestic properties is exempt from planning permission under the Planning and Development (Amendment) Regulations 2007, subject to certain conditions. These conditions are as follows:
1. The size of any such panel together with any other such panel previously placed on or within the said curtilage, shall not exceed 12 sq m or 50 per cent of the total roof area, whichever is the lesser;
2. The distance between the wall or a pitched roof and the panel shall not exceed 15cm;
3. The distance between the plane of a flat roof and the panel shall not exceed 50cm and
4. The solar panel shall be a minimum of 50cm from any edge of the wall or roof on which it is mounted.
It should be noted that there are further restrictions on free-standing solar units, which are not located on a roof. Where the proposed works do not comply with the foregoing, it will be necessary to contact your local planning department for specific guidance. In addition, depending on the exact classification (eg protected structure) or location of the property (eg architectural conservation area), further requirements may need to be considered.
There are two basic types of solar panels, evacuated tubes and flat plates. Evacuated tubes are more efficient, but some consider them to be less visually appealing. It has always been considered that the ideal position for solar panels is a south facing aspect. However, current thinking suggests that a west facing aspect may actually be better. Notwithstanding, and given the initial capital investment required, it is always advisable to obtain as much information as possible from suppliers and existing homeowners in advance of making a financial commitment.
Andrew O’Gorman is a member of the SCSI Planning and Development Surveying Professional Group.
QApproximately 15 years ago I had the fireplaces removed from my mid-terrace house. Whenever it rains I can hear the sound of internal drips which are particularly audible from the upstairs bedroom and livingroom directly below. There is no indication of a leak in the attic, however we have noticed damp patches are appearing on the ceilings of both rooms. What is the issue here and how can we resolve it.
As we have changed the heating regimes in our homes to centralised systems, the requirement for open fires in houses has declined and often is relegated to aesthetic use or replaced by a screen. This redundancy has led to many fireplaces being closed off completely.
The advantages of closing up a flue amongst others includes reduced draft and improved energy efficiency of central heating systems.
Care must be exercised to ensure there is sufficient ventilation remaining in the house to maintain healthy air quality and there are also other pitfalls such as the one you describe if the method of closing up the flue is not understood.
When solid fuel burns, the components of combustion rise up as smoke and some of this sticks inside the chimney as soot or tar as it cools down. Some of this material is left in a flue when it is closed up and it is impossible to remove it. Under the right conditions and because it is ‘hygroscopic’, this soot attracts water from moist air and this causes damp or dirty looking patches to appear inside the house often at places of weakness in the structure such as at floor or ceiling levels.
Provision of vents at each fireplace and above roof level maintains a draft in the flue and reduces the potential for soot to react to moisture in the air as well as helping maintain a healthy air quality in the house.
You don’t say if you capped the chimney at roof level as well as closing off the fireplace, if the pots remain and are still open to the elements then this is probably the source of your ‘drip’ during rainfall?
If the chimney was closed off at the roof then another potential is that the roof flashings and ‘soakers’ have become dislodged during that work allowing rain to penetrate the chimney and drip down inside.
As a mid-terrace property it is probable that the chimney is shared so you should discuss and agree with your neighbour how best to close off at roof level if that has not already been done. Your local building surveyor can assist to track down the problem and advise you appropriately.
Fergus Merriman is a member of the SCSI Building Surveying Professional Group
QI recently decided to rent a nice three-bedroom apartment in the city centre which, at the time, I thought was ideal as it was located reasonably close to my place of work and the school my children attend.
I wasted no time signing a fixed-term lease with the landlord which is due to commence soon. However, I was recently tipped off by a friend of mine that the landlord has also advertised the property for sale. I was hoping you could explain my rights in this situation and if there is anything I can do. I am certainly interested in ensuring that the impact of this on my family is minimised and that it won’t cause any trouble down the line.
AYou have signed a fixed-term contract with your landlord and this contract guarantees your tenure for the period in question ie 12 months or 24 months etc.
It is possible the landlord may have had the property on the market for sale before you entered into the contract.
This is not unusual as statistics will show that most landlords are losing money on their investments, due to the negative consequences of some recent policy developments and the banks charging punitive interest rates to many ‘buy to let’ investors.
So I would clarify the position with your landlord on whether they are still selling (after you get the key).
If he/she still intends to sell, they will have to work with you on viewings which will not be satisfactory for them or the auctioneer. They cannot just walk in and show the property. There is always an underlying story so that is why it is best to seek clarity.
Please ensure you have not signed a part 4 tenancy under the 2004 tenancies act, because if you have then they can seek possession once a sale is agreed or indeed at any time if they are selling the apartment.
Kersten Mehl is a member of the SCSI Property and Facilities Management Surveying Professional Group
Send your queries to propertyquestions@irishtimes.com or to Property Clinic, The Irish Times, 24-28 Tara Street, Dublin 2. This column is a readers’ service. Advice given is general and individual advice should always be sought
