Building Regulations
Building Regulations are requirements that must be met for construction. Each local authority has a building control department which who independently assess your self build plans.
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The Building Regulations 2001 details the legal requirements. The Building Regulations can be purchased from The Stationary Office (0870 600 5522) and can also be researched at reference libraries or your local authority offices.
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Your Building Regulations application should be submited before construction begins. A Building Control Surveyor will assess your proposals and issue an approval notice should they conform. If satisfied with your proposals, within five weeks the approval notice should be issued, or if you agree to an extension, no longer than two months.
If the plans are rejected then there is a procedure for a review.
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The Building Control Surveyor will carry out a number of site inspections once your application is approved to ensure that the building regulations are being adhered to. These take place at various stages throughout the build (detailed below). Having satisfied the local authority that the building carried out meets the Building Regulations, a Certificate of Completion can be issued.
You should treat your Building Control officer as an additional and impartial pair of eyes to inspect work in progress.
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If you wish to move in to your self build home prior to final completion, a habitation inspection may need to be arranged.
Typical Building Regs inspection Stages |
|
Stage of Work |
Notice Required |
Commencement |
2 days prior to inspection |
Excavation of foundations |
1 day prior to inspection |
Concrete foundations |
1 day prior to inspection |
Damp proof course |
1 day prior to inspection |
Hardcore oversite |
1 day prior to inspection |
Drain connection with sewer |
1 day prior to inspection |
Drains inspection |
1 day prior to inspection |
Drain backfilled and ready for test |
Within 5 days |
Final completion or occupation before completion |
5 days prior to inspection |
Building Regulations ensure that the plans of your self build home comply with the legal requirements laid down by Parliament and which are expressed as Building Regulations. Nearly all self build projects will be dealt with by the local authority building control office.
They are in place to ensure health and safety of the people in the buildings, but also energy conservation, providing access and other building matters. Detailed plans showing all constructional details must be submitted well in advance of commencement of work on site.
Making a Building Regulations Application
A Full Plans Application is often submitted along with the planning application. It should be submitted before building work is started.
The Building Regulations Application should include:
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Application form
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Plan fee
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Drawings – two sets of detailed scale drawings provided with relevant notes and showing service locations, plus site location.
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Depending on design and condition of site - structural calculations & site investigations carried out. Confirm with your local authority.
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Receipt of your application will be acknowledged and the Council will assign a Building Control Surveyor to your case. The Council have up to two months (subject to agreement) to assess your proposals and issue either a Building Regulations Approval or Refusal Notice.
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If your application conforms to Building Regulations Standards you will be issued an Approval notice. In most cases where defects are identified a conditional approval is granted together with a schedule of amendments which must be complied with.
Building Regulations Refusal:
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If your plans fail to comply, a Building Regulations Refusal Notice may be given and the reasons for rejection will be stated. This allows you to ammend and resubmit. The refusal does not go on record and the resubmission incurrs no additional charge.
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If you do not accept that refusal is justified you can seek dispensation from the local authority. If you are still refused consent, you can seek determination from the Secretary of State. Speak to your Building Control Surveyor for details.
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Work can commence before the Building Regulations Approval Notice has been issued. The local authority requires notice of at least two clear working days.
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On issue of a Building Regulations Approval Notice many local authorities will also send a set of inspection request cards, which state the various stages of construction at which a Building Control Surveyor will want to carry out inspections. The notice required prior to inspection will also be specified. Note: Inspection requirements will vary with each local authority.
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Subject to notification of readiness for inspection, a Building Control Surveyor will visit the site to offer advice and carry out inspections at the various key stages determined by each local authority. If they feel in any way that they are not, they have the power to make you correct the situation. If you fail to co-operate you are liable for prosecution and costs.
