Building Regulations
Useful information and links to help you understand the Building Regulations requirements.
Building Regulation generally fees differ from council to council. Fees range from around £120 to £180 for home extensions, loft conversions and other household projects. We are able to advise regarding up to date local authority prices during the Initial Consultation stage.
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What are Building Regulations ?
Building Regulations are mainly concerned with how a structure is constructed and put together along with how it complies with the various standards for habitable accommodation.
Generally building regulation approval is required for all alterations of a structural nature both internally and externally. This would include the use of steelwork beams in structural walls, enlargement of existing window openings and below ground drainage, any extensions to a property including attic conversions.
The only exemptions to this are for porches and conservatories provided the glazing complies with the relevant standards.
The application for building control approval pays for a Building Inspector to check your plans for compliance with the various regulations and for a Building Inspector to visit your property at various stages of the work to ensure that your builder is adhering to the regulations.
Approved Documents (Schedule 1)
The regulations contain a list of requirements intended to provide for the health and safety of people in and around buildings, including access and facilities for disabled people. The documents provide practical and technical guidance for the various professionals in the construction process, enabling them to meet the requirements.
Work that is covered by the Building Regulations
When erecting new buildings, extending or altering existing buildings, or providing fittings in a building (e.g. drains, heating, sanitary facilities) the Building Regulations rules are most likely apply.
It is important to note that the regulations may apply to certain changes in the usage of a building even though construction work may not be intended. This is as the building may need to meet different requirements of the regulations. You should also recognise that the construction of a new project may have serious implications for an adjacent property.
Objections to the proposed building work
Neighbours to a proposed building project do not have the right to oppose a Building Regulations application. However, it is advisable to notify the neighbours. In each case, you should make sure that the building work does not encroach on their property as this could lead to a possible injunction for the removal of building work.
It should be noted here that objections could be raised if the work is subject to approval under the Town and Country Planning Act etc. (but this is an entirely separate matter which we can advise on should the need arise).
Do you need Building Regulations Approval?
In a word, yes.
There are a few exceptions which we will point out and advise on accordingly during the Initial Consultation stage.
The Local Authority Building Control Department
In a full application, plans must be produced displaying all constructional details, usually drawn well in advance of the intended commencement of the building work.
When the plans are submitted to the Local Authority they should be accompanied by any relevant structural calculations to demonstrate that the building work will comply with safety requirements on the structure of the building.
What fees are involved for the services of the Local Authority or the Approved Inspector?
The level of fees payable to the local authority relate directly to the type of work involved.
A full plans application may involve a two-stage payment - the first will be paid when the plans/calculations are ready to be submitted to the local authority, this is known as a Plan Fee.
The second payment will follow a first inspection on site, known as an Inspection Fee, but is only paid if and inspection takes place.
We can provide specific information as to the exact fees that you will need to pay, or if you prefer you may contact your local authority. Local Authority departments are now allowed by central government to set their own fees so it is essential to check with your own council department to check the exact figures.
When to commence with construction work
As soon as you have given Building Notice or submitted full plans, you can start work provided you give the local authority a Commencement Notice at least two clear days before commencing. However if you start work before the receipt of a decision of the full plans application, you reduce your ability to seek a determination from the secretary of state if a dispute arises.
If your plans are rejected
Your options are:
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Resubmit your full plans application with amendments to ensure they comply with the regulations.
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If you feel that your plans comply with regulations and the decision to reject is unjustified, you can refer the matter to the Secretary of State for the Environment, Transport and the Regions for their determination but usually only before the work has been started.
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If you feel that a regulation is not relevant or is difficult to adhere to it would be open for you to ask the local authority to dispense with it.
Contravening the Building Regulations
If you were to carry out work that does not comply with the regulations, your local authority has the power to prosecute. If convicted you will be liable to pay a fine of up to £5000, plus £50 for each day that a contravention is not seen to after you have been prosecuted.
The local authority also has the power to put the work right if you do not do so, and recover the costs from you.
Please visit the following links for further, up to date information from the government.
