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Frequently asked questions

Is Building Regulations (BR) Approval the same as Planning Permission?

No, Building Regulation (BR) approval under the Building Regulations is entirely separate from the process of obtaining Planning Permission, which may be required for domestic work regardless of whether the scheme is controllable or exempt under the Building Regulations.

Do I need Building Regulations?

The majority of domestic work, which requires Building Regulations approval, falls into the following categories:

• The erection of a new building or the extension of an existing building
  e.g. a kitchen extension or loft conversion (Some "extensions" are exempt from the Building Regulations).
• Structural alterations to an existing building
  e.g. underpinning, formation of a through lounge, partial removal of chimney breasts.
• Changing the use of an existing building.
  e.g. converting a house to flats.
• The provision of new drainage or the extension or alteration of drainage facilities
  e.g. providing a w.c under the stairs.

Should you be in any doubt as to whether your proposals would require consent, please do not hesitate to contact your Local Building Control Office.

What are Full Plans & Building Notice applications?

Full Plans

Prior to the commencement of work on site you will need to submit two copies of plans showing full constructional details of the proposed scheme together with the completed form and appropriate charge. Unless you have a thorough working knowledge of the regulations, and building construction in general, it is best to seek professional advice in this regard.

Your application will be checked by one of your Local surveyors and if the plans show compliance with the regulations they will be approved. Should amendments or further information be required, you will be asked to submit revised details in order that they may approve your scheme.

There is a statutory time limit of 5 weeks (extendable to 2 months with agreement) in which they must determine your submission although their aim will always be to process your application as quickly as possible.

Site inspections will be made when work proceeds but with the Full Plans approach you have the assurance that providing the work is carried out in accordance with the approved plans the regulations will be satisfied.

Building Notice applications

If you choose this option, no detailed plans are required as the emphasis is on site supervision. You simply need to fill out a form advising your Local Office of your intention to carry out building work, supply the appropriate charge and a site plan. The Building Notice is particularly suited to simple domestic schemes such as internal alterations and small extensions. Plans/details may be requested in some situations (e.g. structural calculations for loft conversions/through rooms etc.) but only when absolutely necessary.

Without plans there is no detailed check of the work before it is carried out and therefore no official decision notice is issued. Whilst the Building Control Surveyor will try to anticipate potential problems it is ultimately the responsibility of the person carrying out the work to ensure that the requirements of the regulations are satisfied.

How do I obtain BR approval?

There are two ways of making an application for domestic work (see Full plans and Building Notice.) Application forms are available from your Local Building Control Departments or by downloading the relevant forms from this Website. Useful downloads, Full Plans & Building Notice

How much do I have to pay?

Full details of the Building Regulations charges system and amounts payable for domestic work are available upon request and will be supplied with your application forms.

If the work is for the benefit of a disabled person then it may qualify for exemption from the payment of charges.

Further information on charges can be obtained by contacting your Local Building Control Office.

How much notice for a site inspection?

The regulations require that the person carrying out building work shall give the Control Office notice when the work has reached a particular stage. The prescribed stages are set out below. The notice may be written, given by telephone or emailed to your Local Building Control Officer.

The stages at which notification should be given are set out below. Stage 6 is not mandatory but it is strongly recommended.

What are the Building Regulations?

The Building Regulations are legal requirements aimed at achieving minimum standards of construction. The main purpose of the Regulations is to safeguard the health and safety of people in or about buildings. They are also concerned with energy efficiency and access and facilities for disabled people.

What do I do on completion?

When your work is finished you should contact your Local Building Control Office to arrange a final inspection. We recommend that any final payments to builders only be made after the Building Control Surveyor has carried out a satisfactory completion inspection.

Once they have confirmed that your work meets the required standards, they will be pleased to issue you with a completion certificate.

When can I start work?

You may start work after you have submitted either a Building Notice or a Full Plans application and at least 2 days notice has been given of your intention to commence work (preferably in writing).

Either you or your builder should then notify them at each of the stages listed below (where appropriate):

• Foundation excavations prior to concreting
• Foundation concrete
• Oversite (ground floor) prior to concreting
• Damp proof course prior to covering
• Foul water drainage prior to backfilling
• Surface water drainage prior to backfilling
• Occupation prior to completion
• Completion of works

The Building Control Surveyor may also request notification at other stages of the work that is not specifically included within the Regulations e.g. roof timbers.

The above statutory framework for inspections is obviously not appropriate for all types of work. For example, in the case of loft conversions, after the commencement visit, inspections of the structural elements will normally be required prior to covering up.

Who Administers Building Regulations?

Local Authority Building Control Department within the Development Services Directorate performs this role. Highly qualified and experienced teams of surveyors will examine plans and carry out site inspections of works in progress. Their extensive knowledge of materials and construction methods and local conditions is available to you at all stages of the construction process.