What are building regulations?
Building regulations are a set of standards for the design and
construction of buildings, to ensure the safety and health of
people who in or around buildings. They also include requirements
to ensure that fuel and power is conserved and that facilities are
provided for people with disabilities.
Approved documents provide guidance on complying with
building regulations.
What does building control do?
Building control regulates the construction of buildings,
ensuring they meet the standards set out in the building
regulations. We make sure that buildings are structurally sound,
safe in the event of fire, have adequate drainage, ventilation and
toilet facilities, are accessible for disabled persons and are
energy efficient. The building regulations are supported by
technical documents that set out acceptable standards to which
buildings should be constructed. Building control ensure these
standards are met, by approving drawings and calculations as well
as inspecting work on-site.
Please remember we cannot replace the services of a project
manager or architect- whilst we will always try to make sure that
your work meets current standards our site presence is
comparatively limited and you may need to employ the services of
appropriate consultants.
Is building regulation approval the same as planning
permission?
No. These are two entirely separate functions. Planning
permission considers the appearance of the proposal and it’s impact
on the locality. Certain proposals may require building regulation
approval but not planning permission and vice versa.
Planning advice is
available.
Can I speak to a building control surveyor?
Yes we would always encourage you to discuss your proposals at
the earliest opportunity. We obviously can’t design the scheme for
you but will be only too pleased to discuss building regulation
requirements. Building control surveyors are
available during office hours to discuss any building control
issues you might have.
Who monitors building regulations?
That’s our job - qualified and experienced teams of surveyors
examine plans and carry out site inspections as work proceeds:
Their extensive knowledge of materials, construction methods and
local conditions is available to assist you at all stages of the
construction process.
When do I need building regulations approval?
- When you erect or extend a building
- When you materially alter a building e.g. carry out structural
alterations
- When you extend or alter a controlled service within a building
e.g. install a WC
- When you want to change the building's fundamental use.
- When installing replacement windows using a Builder or window
company not FENSA or CERTASS registered.
- When installing or extending most domestic electrical systems –
If your electrician is not “Part P” certified.
- When refurbishing or repairing buildings improvements to the
thermal / energy status of the property may be required.
Please contact us for further guidance.
Do I need building regulation approval to build an extension to
my house?
Yes, unless the extension is exempt, e.g. porch or conservatory
(see below)
Do I need building regulation approval to convert my loft into
a room?
Yes. Any proposed use i.e. bedroom, study, playroom, storage
(obviously not the odd suitcase and rubbish found in most roofs)
normally requires approval, issues usually include structural
stability, access, thermal insulation and most importantly – fire
safety. Speak to one of our surveyors for further details.
Do I need approval to convert my garage into a habitable
room?
Yes, uses other than light storage ie. Lounge / playroom etc
would require approval.
Do I need building regulation approval to make internal
alterations within my house?
Yes, if the alterations are of a structural nature e.g. the
removal or part removal of a load bearing wall, or removal of part
or the whole of a chimney, or if they effect fire safety e.g.
changed layouts, removal of doors etc. Generally, if the alteration
involves the insertion of a beam or lintel or will affect the
stability of the building then the alteration is a structural
one. If you are unsure if the alteration will require
approval then seek the advice of an expert.
Do I need building regulation approval to install cavity
insulation into my house?
Yes. But if you use an installer who is registered under an
approved Competent Person scheme, that person will be able to
self-certify his work and building regulation approval will
not be required. Your installer should be able
confirm whether they are approved to operate under such a
scheme
Do I need building regulation approval to construct a detached
garage?
No, provided that the garage meets the following conditions:
- It is less than 30 square metres floor area
- It is single storey
- It is one metre from any boundary or constructed of
non-combustible materials (including the roof)
Any other garage will require an application.
Do I need building regulation approval to construct a
carport?
No, provided its floor area is less than 30 square metres and it
is open on at least two sides.
Do I need building regulation approval to provide a covered
yard or covered way to my house?
No, provided the floor area is less than 30 square metres.
Do I need building regulation approval to construct a
porch?
No, provided the floor area is less than 30 square metres, it is
separated from the house by a door, and any glazing in “critical
locations” meets safety glass standards.
Do I need building regulation approval to construct a
conservatory?
Generally no, but please refer to the technical
guidance notes
Do I need building regulation approval to construct a small
detached building on my land?
No, provided it contains no sleeping accommodation, is less than
30 square metres, it is single storey and is either more than one
metre from the boundary or is constructed of non-combustible
materials. A detached greenhouse or shed usually falls within
this class of building. Don’t forget you may need planning
permission.
Do I need building regulation approval to install new or
replacement windows to my house?
Yes, this is a new requirement since 1st April 2002. FENSA
registered installer may be able to self certify this work.
Do I need building regulation approval to carry out repairs to
my house?
No, if the repairs are of a minor nature and you are replacing
like for like and the energy status rmains unaffected. This
includes re-pointing, replacing a small area of brickwork,
replacing isolated roof tiles, etc. Yes, if the repair
involves the removal of a major part of a wall and rebuilding it.
In the case of re-roofing even if the tiles are of the same
type then an application may be required to upgrade roof insulation
materials to current standards. If the new tile or roofing material
is substantially heavier or lighter than the existing material then
an approval under building regulations will also be required
and once again upgrading of roof insulation materials may be
necessary.
Please note when undertaking substantial repairs and replacement
approval may be required including work to thermal elements i.e.
roofs and walls. Substantial refurbishment and repairs
may require the upgrading of thermal elements e.g. Replacing part
of an external wall.
Do I need building regulation approval to convert my house into
flats?
Yes, this is a change of use.
Do I need building regulation approval to underpin my
house?
Yes, this is a structural alteration.
Do I need building regulation approval to construct a boundary
wall?
No, not at present. But be aware of the civil requirements of
the Party Wall Act.
Do I need building regulation approval to install fittings and
appliances or carry out drainage work?
All drainage work in connection with a building requires an
application (including the installation of a sink or toilet)
Installation of heating appliances and boilers
You will need to make application for Building Regulations
Approval. Most installers will deal with the Building Regulations
elements of your work. Check with them. Self assessment schemes are
now available and generally the method used.:
- Solid fuel - check if your contractor is registered with
HETAS
- Oil fired - check if your contractor is registered with
OFTEC
- Gas - unless the installation is carried out by
a Gas
Safe installer
Altering the position of a bath or w.c. etc
You will need Building Regulations approval if drainage
alterations are made or the toilet or bath etc. is being
re-positioned.
What do we mean by a 'Change of Use'?
- When a building that was not previously a dwelling is used as
such.
- Where a building contains a flat where previously it did
not.
- When a building is used as a hotel or institution where
previously it was not.
- When a building becomes a public building (e.g. school,
theatre, hall, church) where previously it was not.
If I need building regulations approval, what do I do
next?
The two most common ways you can apply for approval are either
by
Depositing: full plans or by the building notice procedure.
Note that if you are proposing to erect a building containing a
place of work or a development on or near a sewer you must deposit
full plans.'
What are the differences between the two procedures?
The benefits of the full plans application:
We will advise you on the building regulations at the design
stage of your project, this means you and your builder should have
the reassurance of plans and details approved by us. We will
do our best to ensure that your application is assessed as soon as
possible. You may save yourself the costly delays that can
occur if your work is not up to standard.
The benefits of the building notice application:
Where the building proposals are for minor work the building
notice procedure is simpler than the full plans procedure. If
your proposed work is not too extensive or complex it is a good
idea to use a building notice, but your builder (or you) must know
what he is doing as rectification of work can be expensive.
There are no limits to it's use except as mentioned above where the
building contains a work place or is on a or near a sewer. We
would always recommend a Full Plans Application for works such as
domestic extensions and loft conversions. We may still request
plans and calculations to ensure that your proposals meet Building
Standards.
Where can I obtain the appropriate application forms?
You can download all our forms and fee guidance or please
contact our office if would like us to
send you the forms and details of associated fees.
Can I apply online?
You can complete and submit your application using the
Submit-a-Plan website. The
website itself is free to use and you can check the progress of
your application.
Will I have to pay for building regulations approval?
Yes, we are obliged to make a charge for the work of
administering regulations. The initial fee will depend on whether
you choose the full plans or building notice procedure. You
will be sent an account for the balance of the fees following
commencement on site should you choose the full plans procedure.
Certain exemptions may apply if the work is to be undertaken for
the sole benefit of disabled residents / occupants.
Can we recommend a builder?
Unfortunately we cannot recommend individual builders, we would
always suggest you consider builders who are prepared to let you
view recent projects and seek references from previous clients.
Recommendations provided by friends / relatives do give a degree of
reassurance, together with membership of appropriate trade /
professional associations. Always agree your requirement whether
this be through a formal contract or written plans and
specifications, give consideration to issues such as
insurance, access to the property, fire safety, services such as
water and electric, security, site clearance / cleanliness, Party
Wall Act etc
Do we have copies of drainage plans?
It is unlikely that we would be able to inform you of the exact
location of drainage systems. Sewer records are held by
Anglian Water.
When can I start work?
You do not have to wait for the plans to be passed before
starting work, however having them passed gives you some protection
against unnecessary costs. After you have submitted a building
notice or sent us plans you can start work, please try to give us 2
days notice, you may do this by telephone or by email. If you proceed with
the work without having notified us you may be asked to undo it so
that the building control surveyor can check whether it complies
with the regulations. We would always advise that you obtain
building regulation approval before work starts on site.
At what stages do I have to request an inspection?
It is important that all appropriate inspections are carried out
in order to allow us to issue a completion inspection. There are a
number of stages where you are legally obliged to request an
inspection:
- Commencement of work on site
- Excavations prior to concreting
- DPC level
- Oversite prior to concreting
- Drainage prior to backfilling
- Drainage testing
- Pre plaster- enabling us to inspect structural elements such as
joists, roof timbers, steelwork together with electrical systems
and thermal insulation.
- Prior to occupation if this takes place before completion.
- Completion- it is important that you request a completion
inspection ideally before your builder leaves the site – additional
work / cost may be necessary. The certificate is a vital document
when you come to sell your property.
How much notice do you need?
We would always recommend that you call us as early as possible,
we will however endeavour to visit you on the same day if you
contact us before 10.00am. Obviously this cannot always be
guaranteed.
Failure to tell us
If you carry out work without telling us you may be committing a
criminal offence for which you can receive a fine upon conviction
of up to £5,000. Problems can also arise in the future if the
property is sold and the relevant local authority searches reveal
that permission was not obtained.
Regularisation – what does that mean?
If you have carried out work without first obtaining the
necessary building regulation approval, you may experience
difficulty in selling the property or re-mortgaging and most
importantly the building may be dangerous. If the work was done
after the 11th November 1985, there is a procedure that you can use
to obtain permission retrospectively. You should submit two copies
of plans showing the work before and after with full construction
details, along with a regularisation application form and the
appropriate fee.
This type of fee does not attract VAT but is 120% of the normal
fee (pre VAT) as indicated in the fee guidance tables. Once your application
is received, a surveyor will contact you to arrange a visit to the
premises and evaluate what has been done. It is likely that you
will need to “open up” work in order that we can assess the
construction. If remedial work is necessary this will be
highlighted and once corrected, a regularisation certificate will
be issued.
Has my application been approved?
Please contact us.
What do I do on completion?
When your work is finished you should contact your building
control officer to arrange a final inspection. It is recommended
that any final payments to builders are only made after the
completion inspection has been carried out and a completion
certificate issued. It is essential that you request a completion
inspection as soon as possible following practical completion, the
certificate provides you and future owners of the development that
“as far as can be reasonably ascertained” work complies with
current building standards. It is important that all relevant
inspections are requested prior to completion.
Can I have a copy of the approval notice/completion
certificates?
Yes, copies can be obtained for which there will be a small
charge.
Can you check building regulation applications outside of
Peterborough?
Yes. If you would like us to deal with building regulation
applications anywhere in England and Wales we can act on your
behalf – please contact us.
I intend to demolish a building – do I need permission?
For buildings over 50m3 the Building Act requires you to notify
the building control section by completing an application form. We
will then assess the situation and issue a notice specifying
general health and safety conditions. Certain demolition work
requires planning permission.
I’m unhappy with the service I have received what can I
do?
This is obviously the last thing we want, our main goal is to
ensure that your development meets current building standards and
we will try to help you whenever we can. We pride ourselves on a
professional and practical approach – if you have any concerns
please don’t hesitate to contact us. We will try to resolve the
situation.
Please remember we are here to help you.