Building Regulations Approval
Whether your building needs planning permission or you're sure that you're covered by Permitted Develpment, then the chances are that the work intended will still require Building Regulations approval.
So what's the difference between Planning Permission and Building Regs?
Planning Permission is exists to protect the populous and surrounding area. It is controlled by the Planning Department in the Local Authority, and all applications must go through the Planning Portal. It governs where and how big a development can be, what style of exterior materials must be used and it also protects peoples right to light and a view, amongst many other things.
Building Regulations are in place to ensure that all construction work is in line with UK building standards, to protect the health and safety of people in and around the building and to promote the conservation of energy.
So even if you don’t need planning, or when planning has been approved, you’ll still need Building Regulations approval if your project includes developing any of the following:
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Any new building
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Rear Extension
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Side Extension
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Loft Conversion
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Garage Conversion
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Insertion of Cavity walls
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Electrical Installations
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Any kind of energy production
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Roof alterations or addition
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Replacement or addition of Doors and Windows
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Cutting into a Party Wall
Building Regs is handled by a local Building Control Body (BCB) from the local authority, and they will give a development formal approval, but you also have the option to use a 3rd party company 'Approved Inspector' to approve the work.
How much does it cost?
Obtaining building regulations approval does add to the cost of the project, which will depend on the size of the overall works, therefore budget anything from £600 - £1000 for Build Regs, not including the costs for any additional plans.
You will need to choose between using the BCB or a Approved inspector, but either way they carry out the same duties which are:
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Be able to advise the client on all matters regarding Building Regulations, specific to their project
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Give advice about/ask for specific information about the development
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Check the planned proposals for compliance
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Consult with the fire and water authorities (if required)
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Inspect the work at particular intervals as it progresses (e.g. After excavation, After foundation installation, installation of damp-proof course)
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Issue a Final Certificate, (as long as they agree that the work complies with the rules
You must keep the Final Certificate for whenever you want to sell the property, therfore you can prove that any works comply with the regulations.
If the work is very specific, like heating or electrical work, then each industry will have its own qualifications, this means that a contractor, as long as they are registered with a particular building body, can certify their own work.
Usually this means using more than one skill focused contractor on a House Extension rather than a general builder, so the cost of saving on the BC fee should be balanced against the increase in contractor fees.
Types of Applications
The are two ways to apply for building regulations approval, and either way you must submit the intent to build before the work commences and notify the elected Inspector when certain milestones are complete. Both routes are similar in price and dependant on the scale of the works.
Build Notice Procedure
Only available for residential properties
Suitable for smaller works and intended to allow building to start quickly. You only need to submit a Build Notice two full days before the work. The building work can commence as soon as the notice is accepted, which means you could save on cash, because if you are waiting for a planning application to come through, you won't have to commit to getting approval for Building Regs.
The downside to Build Notice is that the plans don’t get examined for compliance prior to the build, so if your builder is not conversant with the regulations, and the inspector finds examples of non-compliance, then it will surely result in costly remedial work for you.
With the Building Notice application you are effectively taking the whole risk of making sure the work complies with the Building Regulations on your own shoulders, so have a think about what is best for you.
Any builder you choose should be familiar with the Regs and therefore be able to demonstrate to any inspector that the work complies.
Full Plans Application
Suitable for larger developments and mandatory for commercial ones.
Made through the Building Control Body (BCB). It takes longer to process, which means you'll need to submit the application far earlier - 2 months is safe but usually a decision is made within 5 weeks.
This type of application involves sending in thorough information to the BCB, who will then study every detail, consult with other appropriate authorities and work towards issuing an ‘approval notice’.
Upon application you will need to submit:
- Fully detailed paper plans drawn up by your Planning Agent
- Specifications, materials used & calculations
- A description of proposed building work or material change of use (if applicable)
- Location plan detailing the building works in relation to the area
- Any other supporting details that Building Control need to demonstrate compliance
Application Comparison Guide
Full Plans Application | Building Notice Procedure | |
Need to submit prior to build start | 5 - 8 Weeks | 2 Full Days |
Suitable for | Any works | Smaller, Residential only |
Documentation required | Explanation of works, Full Plans Specs & Materials Location plan Any other Supporting Docs | Basic plan drawing Description of works Intended use of the building (Differs between councils) |
Additional Documentation required | All within above | Cavity Wall Insulation details Hot Water System install Electrical Installations (Unless carried out of Self certifying Electrician |
Valid for | 3 years | 3 years |
Approval of proposal issued? | Yes | No |
Completion Certificate Issue | Yes | Yes |
Favourable with Mortgage lenders | Yes | No |
Payment | 2 instalments | All up front |
Peace of mind that the works comply with regulations | Yes - the plans are thoroughly checked through by an inspector. | No - you need to really trust the builder |
Scheduled site visits by BC or Approved Inspector | Yes | Yes |
Need more in depth info?
Building regulations are vast and specific and we probably can't fulfil your need for information, however if you need to know more your first stop is the UK Planning Portal.