What must I do to get Building Regulation approval?
If your building work needs Building Regulation approval you can either:
- submit a Full Plans Application, or
- submit a Building Notice.
May I draw my own plans?
Yes, provided that you have the necessary knowledge to produce accurate scale drawings and detailed building specifications. If you do not feel confident to do this it may be better to employ a professional person to act as your agent and to prepare the application for you. It is also worthwhile considering having professional drawings and specifications prepared if you intend to use them as a basis for obtaining builders estimates and as your contract drawings.
What guarantee do I have that my building work is to a good standard?
You should be aware of the purpose and limitations of Building Control inspections. The reason that the Building Control Officer makes inspections is to ensure that the requirements of the Building Regulations are being met. You will not be required to do anything beyond this in order to secure reasonable standards of health and safety. Building Regulations inspections are not to ensure finished quality standards and are not a suitable substitute for day to day site supervision. You should employ an independent professional person to supervise quality control and other private contractual matters between you and your builder, if you feel this is necessary.
Do I get a Completion Certificate when the works are finished?
Yes. If you have told us at the correct stages and your works have a satisfactory final inspection by the Building Control Officer you will receive a completion certificate. The completion certificate will be useful to a property owner for future property transactions and may be required by solicitors, banks or building societies. It indicates that the works have, so far as can be reasonably ascertained, been carried out to the Building Regulation standards. It is usually advisable to get this confirmation before making final payment to your builder.
I have mislaid documents relating to my application
If you are moving or re-mortgaging your property you are likely to be asked to provide evidence that any building work you have undertaken complies with the Building Regulations. We provide a service to deal with any legal enquiries which includes replacing any missing Certificates of Completion, Notices of Approval of Plans or answering legal enquiries for a fee of £30.00 plus VAT.
Are there any penalties for contravening the Building Regulations?
Yes. If the correct notification for inspection is not given, or the works do not comply with the Building Regulations then the person responsible will be asked to open up or rectify the alleged contravening work. Everyone concerned usually prefers to sort out any problems quickly and without referring the matter to a Magistrate's court. Nevertheless, as a last resort, matters may be referred to the council's solicitor for legal proceedings to be taken. Action for alleged contravention of the regulations can be taken against both the owner of the work and the builder. Where proven, a contravention of the Building Regulations is a criminal offence.
Is it possible to Regularise Unauthorised Works?
Yes. An owner of a property may apply to 'regularise' works that were carried out without consent provided this was undertaken after 11 November 1985. It will fall upon the owner to provide such evidence that is necessary to prove that the work complied with Building Regulations in force at the time.
Do I need Building Regulations for a porch?
No. Provided the porch is less than 30 square metres in floor area, the glazing complies with Approved Document N Glazing and a door separates the living accommodation from the porch.
Loft conversions
The provision of additional accommodation in the roof space is often a practical alternative to extending a dwelling. Care must be taken to ensure that any proposals do not adversely affect the structural integrity of the existing building.
Older properties often have internal loadbearing walls and large uninterrupted roof voids which lend themselves to conversion. However, modern dwellings have few if any internal loadbearing walls and their roofs are constructed of lighter weight prefabricated trusses which may require major structural redesign.
In many cases the provision of a room in a roof space will result in a three storey dwelling being created. In these circumstances additional fire safety arrangements are necessary which may include improving the means of escape route, upgrading fire resistance of structural elements and installing smoke alarms.
Removal of internal wall
Many internal walls provide support to loads from other walls, floors or roof structure. If a wall you intend to remove is loadbearing you will need to install a beam to support these loads instead of the wall.
