Building Regulations: What you need to know

Building Regulations Approval are largely objective, and they confine themselves to the structural components of the build process. An application for Building Regulation Approval either conforms to those regulations and is approved, or fails to conform and is rejected, although there always room for pragmatism and inspectors do have the power to negotiate a relaxation in certain circumstances.Who gives the building regulation approval?Approval can be granted by either your Local Authority Building Control (LABC) department or any private company who is an Approved Inspector. Since 2016, approximately 20% of all approvals are handled privately, without recourse to the local authority.When is Building Regulation Approval required?You will require Building Regulations approval if you intend to carry any new structural work or alteration to your home. Additionally, work involving drainage, heat-producing appliances, electrics and cavity wall insulation requires approval, however, in some cases, dependant on your LABC some ‘Competent Persons’ can self-certify their works for compliance.When is Approval not required?For works such as conservatories, not containing sleeping accommodation (check with your LABC for a full list) and minor works where there are like for like replacements they will be exempt. If you are in doubt with any of the works you wish to carry out, check with your local authority before starting work.The Application ProcessAn application must also accompany the relevant fee (currently £630 plus VAT for new dwellings, less for most extensions) this fee covers both applications and the eventual inspections. Most local authorities offer fee calculators on their website which gives you an indication on the cost for your project. In England, Wales and Northern Ireland once an application is lodged, work can commence on site within 48 hours – that is not possible in Scotland.The Inspection ProcessAlthough work on a new build or extension may proceed before any formal approval, nothing can proceed beyond the inspection stages without the approval of the inspector, and those inspection stages are; excavations for foundations; foundation concrete; oversite; damp-proof course; foul water drains trenches open; surface water drains trenches open; occupation prior to completion (second fix); and completion.Completion Certificate When the building is completed to the satisfaction of the inspector, a Completion Certificate will be issued. This is a vital document that must be retained alongside the written planning permission for use if you ever wanted to sell. It also required in order to release final funds from mortgage lenders, obtain the warranty certification and in order to reclaim the VAT.