An Introduction To Building Regulations

As a homeowner, before you construct or change a building in certain ways you have a duty to check if you need building regulations approval. This includes many aspects of renovation work.

The building regulations are detailed technical standards set down by the Government to make sure houses are built to a reasonable standard and are safe, warm and dry.

They cover areas including health and safety inside a building, energy consumption and accessibility.

Building regulations approval is different from planning permission and you might need both, the latter will depend on the scale and extent of your renovation project.

 For householders, obtaining building regulations approval is important because it means you get an independent check on the work being carried out and once completed, a certificate that shows it complies with the building regulations.

Any non-compliant building work will come to light through local land searches and can cause problems when you come to sell your property, additionally you or the person carrying out such works could also be liable to prosecution by the local council.

What Are The Building Regulations?

Building regulations relate to how a building should be constructed and to ensure new buildings meet specific health and safety, welfare and sustainability standards.

Most building work, including many aspects of renovation work, will need to comply with the building regulations.

Your local authority’s building control service should be notified before work begins, unless the work is carried out by installers registered with a competent person scheme who can self-certify that their work is compliant.

There are some minor works that can be carried out in the DIY sphere without the need to inform a building control body (although the use of competent persons is recommended). These include:

• Most repairs, replacements and maintenance work (except replacements of combustion appliances, oil tanks, electrical fuse boxes or glazing units which do need to be notified).

• Additional power points or lighting points or any other alterations to existing circuits (except around baths and showers).

• Like for like replacements of baths, toilets, basins or sinks.

·  Other types of building work can be ‘exempt’ from the building regulations. These include sheds, summerhouses, conservatories, porches, satellite dishes, detached garages and carports. However, before these can be declared ‘exempt’ they have to meet certain criteria and it is recommended that proposals for such buildings are checked over by your local authority’s building control service.

Unless the work you propose is exempt, you will need approval from the local authority’s building control service. This can be done by making a building regulations application to the relevant local authority prior to the start of the work.

Changes to the building regulations Recent amendments to the building regulations have introduced the role of duty-holders in relation to making a building regulations application. All duty-holders, including residential homeowners (now referred to Domestic Clients), must have systems in place to oversee the design and construction stages for compliance with the building regulations information.

Which Type of Building Regulations Application Will I Need?

There are generally two types of building regulations application: Full Plans and Building Notice.

Full Plans

This is the most thorough option where detailed plans for the proposed scheme are submitted to the local authority’s building control service, along with an application form and the required fee (this will depend on the work involved, such as the number of site inspections that will be needed, and with extensions, the total floor area). The council will then check the details and following consultations with the designer, will issue building regulations approval. You will usually be provided with an inspection plan before you start work. This outlines the stages of work that require inspection, which will vary depending on the size and complexity of your project, age of your home, the construction type, ground conditions and your builder’s experience. Once the work is complete, a completion certificate is issued within eight weeks which proves the work complies with the building regulations.

Building Notice

This type of application is a much quicker process and designed for smaller projects, such as increasing the opening of a main load-bearing wall. You can start work two days after your notice and the correct fee have been submitted but you do not get formal approval as with a full plans application. Once work has commenced, a registered building inspector will visit the site to meet the builder to discuss the plans, agree how the work should be carried out and when site inspections will take place. They will also discuss if further information is needed, such as technical drawings or structural calculations. Procedures will need to be followed throughout the build and notifications given to the local authority both during and on completion of the project. When the project is satisfactorily completed, a completion certificate is issued that shows that the work complies with the building regulations.

What If Work Was Started or Completed Without Building Control?

You can also apply for ‘regularisation approval’ from a local authority building control body for work that’s already started, or completed, without consent.

This type of approval only applies to work carried out after 11 November 1985 and alterations may be needed before your local authority’s building control service can agree the work complies with the building regulations, and the regularisation certificate is issued.

My Tradesperson Says They Do Not need Building Control To Inspect Their Work.

Yes in some cases this is true if, your tradesperson is part of a competent person scheme.

Competent person schemes are a way for tradespeople to prove their ability to carry out certain work to required standards, instead of applying for building regulations approval yourself. An installer of windows, for example, who is registered with a scheme can self- certify that their work complies with buildings regulations. If needed, they’ll tell your local authority about work on your behalf. They’ll also give you a certificate within eight weeks of completion which can be used as evidence of compliance – it will also show up in solicitors’ searches if you wish to sell the property. Competent person schemes have insurance-backed warranties and complaints procedures if there’s a problem with the work.