Internal glazing is often found in domestic properties in locations such as shower screens, shower cubicles, mirror glazing for cupboards and wardrobes.
The property you provide as a landlord must be safe and glass fitted in ‘critical locations’ must also be safe. Conventional float glass is not considered to be safety glass.
For new buildings, and for buildings subject to major refurbishment, glazing requirements for critical locations are given in a combination of Building Regulations and British Standards publications.
The Building Regulations are only concerned with glazing which forms part of the building structure whereas BS 6262: Part 4: 1994 sets standards for other locations in addition.
So what is a critical location? A critical location is defined in the Regulation Documents. The following locations should be regarded as critical:
- Between finished floor level and 800mm above it
- Between finished floor level and 1500mm above if in doors or side panels close to either edge of a door
Satisfying The Requirement In Critical Locations
1. Glazing in Doors
Glazing in doors which is wholly or partially within 1500mm from floor level shall be a minimum Class C to BS 6206 and marked according to BS 6206. If the smaller dimension of the pane is greater than 900mm it shall be a minimum Class B to BS6206 and marked according to BS6206.
2. Glazing Adjacent to Doors
Glazing which is wholly or partly within 300mm of the edge of a door and which is wholly or partially within1500mm from floor level shall be a minimum Class C to BS 6206 and marked to BS 6206. If the smaller dimension of the pane is greater than 900mm it shall be a minimum Class B to BS 6206 and marked according to BS 6206.
3. Low Level Glazing (excluding guarding) not covered by 1 or 2
Glazing which is wholly or partially within 800mm of the floor level shall be a minimum Class C to BS 6206 and marked according to BS 6206. There are some exceptions (see Further Reading below) to these requirements for safety glass, based on the robustness of annealed glass.
In summary, if your property has been newly built or undergone major refurbishment or had the internal glazing replaced since 1994 you must comply with the above requirements. If you have internal glazing in critical locations that pre-dates 1994 assess the risk that your glazing presents to your tenants and visitors to the property and consider fitting appropriate safety glass (or in the case of internal doors with glass, replace the doors).
Further Reading
Glass and Building Regulations Impact Safety here
Glass Safety here
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