Find out how to choose the right building control inspector for your project

Whether you call them building control surveyors or inspectors, they are the ones responsible for checking your project meets Building Regulations. An inspector will visit a building site at key stages before issuing a certificate at the end of a job if it ticks all the boxes.  Without this final completion certificate, it can be difficult to sell a property. Each local planning authority keeps a record of all certificates received relating to building control (and planning) applications for homes in its area which potential buyers’ solicitors will request.

What are Building Regulations?

Building Regulations are minimum standards for design and construction to protect public health and safety. They cover structural work such as building house extensions, garage and attic conversions as well as electrics, plumbing and more. Approved documents set out detailed practical guidance on compliance with the regulations. The key word here is ‘guidance.’ Different inspectors may ask for different things in practice.

As the homeowner it is your legal responsibility to ensure your project complies with these standards. Even if you can extend your home under Permitted Rights and don’t require planning permission, you will still need building regulations approval.

Getting Building Regulations approval

You have a choice between two different types of building inspector – local authority and privately employed. Both do the same job – checking your plans, inspecting the build, giving advice on how to pass the relevant building regulations and issuing a final certificate. If your home project fails an inspection the work will need to be redone, leaving you out of pocket and causing delay.

Local authority building control bodies

Local authority building control inspectors have a reputation for being more independent and thorough. They have local knowledge, which can be helpful, for example of ground conditions, as they will only work in a council catchment area whereas private inspectors may cover a bigger region. Some architects and surveyors feel council building control officers are less helpful at the design and build stage than their private counterparts.

Private building control bodies

Building control was first privatised in 1984 when a body called the Construction Industry Council (CIC) was formed to approve inspectors to carry out this role. Today there are hundreds of companies across the country that offer building control services. A private inspector may be easier to call to arrange a site visit if any problems arise and more likely to come up with helpful solutions than a council officer with a heavy caseload. Many local authorities are over-stretched and you may not always deal with the same officer.

Competent person’s scheme

Some types of building work can be self-certified as meeting building regulations, for example plumbing, electrical installations and replacement windows. The same tradesperson carries out and signs off the work which is quicker and cheaper than notifying building control bodies. To self-certify work meets building regulations, individuals must be registered with an approved Competent Persons Scheme, such as APHC (plumbers), NICEIC, NAPIT (for electricians) or FENSA and CERTASS (for window and door replacements).

When do building inspectors visit?

Building control inspectors will need to check your build at key stages. Usually, they make four site visits though this can vary with the size and complexity of the project.

• Foundations dug. The inspector must see the trench before the concrete is put in to ensure it is sufficient to carry the load of a new scheme. They will want to witness pouring of the concrete.
• Wall and roof construction when timbers go up and/or steels in
• Installation of insulation and electrics before everything is covered with plaster boarding.
• Final check once the build is completed.

The inspector will check all aspects of construction, including damp course, ventilation, sanitation, staircase, heating, fire protection and means of escape.

It’s a good idea to delegate responsibility for liaising with the building control inspector to your builder as they know best when different phases of work are happening. The precise timing of the inspector’s visits is important. If they miss a key stage, for example pouring of foundation concrete, they may ask your builder to dig a hole in your new floor so they can check the footing.

Making a building control application

When you are clear your project needs building control approval there are two options:

Full Plans application

A Full Plans application involves submitting the detailed drawings and any structural calculations to the council for approval before the work is carried out. These will be checked to make sure they comply with the relevant building regulations and if necessary, you may be asked to alter the plans or give more information. This feedback can be an advantage for bigger projects to avoid any costly mistakes on site or an outright refusal and having to make a new application. Expect a decision within five to eight weeks. Approved applications are valid for the next three years.

Building Notice

A Building Notice involves informing your local authority that you plan to build but without submitting the full plans. You may only need to provide a location plan drawn to scale which shows the building and boundaries. A building notice is quicker and easier than a full plans application. Work can start two days after your notice has been submitted. Building notice applications don’t give the same level of protection as full plans application, so there is more risk.  In some cases, a full plans application will be requested, for example if you are building close to sewers.

Building Regulations Drawings

Whether you go down the full plans or building notice route, you will need to submit a set of detailed technical drawings and structural calculations to your local authority to explain your project and get approval. An architect, architectural technologist, chartered surveyor or engineer can provide these drawings for your building control application. These important structural drawings and calculations have a dual purpose as they should also be used by your building contractor.

How much does building regulation approval cost?

The cost of building regulation approval varies as local authorities charge different rates. Broadly speaking, most extension, conversion or renovation work will cost around £100 to submit a full plans application plus £200 to £400 for inspections. Private approved inspectors charge about the same as local council building control departments.

What about retrospective approval for building work?

A retrospective application process, known as ‘regularisation,’ is possible if you went ahead with building work without prior approval. Be warned this may require extensive remedial work to meet building standards. A different fee is usually charged for this type of application.

Prosecution and enforcement notices

A local authority (not inspector) has a duty to enforce the building regulations in its area. Initially, council officers will try to do this by offering informal advice. If you fail to correct the situation, a council can serve an enforcement order (under Section 36 of the 1984 Building Act) on you as the homeowner requiring alteration or removal of work which breaches the regulations. If you still fail to comply, the council has the power to do the work itself and recover all costs from the homeowners.

Be aware a council can’t serve a Section 36 enforcement order on work that has been carried out in accordance with a full plans application which the council approved or failed to reject.

A local authority also has the power to prosecute a person, builder or installer in the magistrates’ court where an unlimited fine may be imposed. Prosecution is possible up to two years after the work is completed.

It may seem a lot of red tape but visits from a building control inspector during construction helps protect you from cowboy builders and shoddy workmanship. For smaller projects if you don’t have an architect or surveyor on board, the building inspector, whether council or private, may be the only independent professional checking your build is up to standard.