What is Building Control?
You've had the design agreed and you're ready to start building! Wait, 'Building Control', what's that and do I need it?
In short, Building Control ensures that building work complies with Building Regulations, a legal requirement set by government. Building Regulations are a detailed set of documents intended to protect peoples safety, health and welfare in and around buildings.
Building Regulations cover: building structure, damp-proofing, insulation, ventilation, heating, electrics, drainage, acoustics and fire safety. We could go on, but let's just say those are amongst numerous considerations important to you and your project.
Local authority vs Approved Inspector
We have two options in England and Wales when it comes to Building Control. A public service provided by the local authority building control (LABC) or private 'Approved Inspectors'.
We have built good working relationships with private Approved Inspectors who know we strive to do things properly, and understand the quality we aim to achieve for ourselves and our clients. We're happy to work with either and prices, covered later in the article, are generally similar.
It's a little different in Scotland where you are required to demonstrate compliance in full before starting works, and using local authority is the only option.
Levels of service
There are three different levels of service when appointing Building Control:
Full plans application
This involves Building Control reviewing your Architects plans and specifications in detail to ensure they comply with Building Regulations. They will highlight any areas to resolve before starting on site. This service also includes site visits at key stages of construction to ensure work is being carried out as approved.
Building notice
A less thorough application more suited to smaller, simple projects. You will not receive formal approval as you will with a full plans application.
Retrospective
For works that have already been carried out without consent. Only building works that have been carried out after November 1985 are eligible for this service.
We recommend a full plans application on all of our projects.
Fee calculation
Building Control’s fee proposal will be based on the level of service requested along with the size, complexity, location and cost of the project.
For a full plans application on a typical single storey residential extension in London, we would expect a private 'Approved Inspectors' fee to be in the region of £1,500 inclusive of VAT increasing where multiple elements are involved.
Site inspections
As part of the Building Control process, the appointed surveyor will carry out site visits at various stages. Depending on the works, these will likely be at the below stages of construction:
Foundations
Below ground drainage
Damp proof course/membrane
Structural installation (beams, columns, lintels etc.)
Installation of thermal insulation
Completion
Final Certificate
On the basis of a satisfactory final inspection of building work, owners are issued a final certificate confirming that the work adheres to Building Regulations. You should or will be asked for this document by solicitors when buying or selling a property respectively.