How involved are Building Control?

Q: I’ve had an initial meeting with my local planning department, who suggest I will be successful in applying for planning to build a two bedroom home in my back garden. I’d like to project manage the build or at the very least undertake some DIY. However, I’m not sure as to what Building Control’s involvement will be? Could you explain the process? When does their involvement begin, and at what stage will they inspect the build?

Jenny Bone answers: Your Building Control service is interested in how you’re going to build your new home — so the first involvement they will have will be before you get started. A surveyor will check through your plans and specification to ensure what you are going to do meets the Building Regulations. This is a valuable process as it avoids costly mistakes and potential changes later on. It’s tempting to dash off and get started as soon as you have submitted your plans, but beware. One of the most common points picked up with back garden development is fire brigade access. If there is more than 45m between the back of the new house and the Highway, then the new driveway needs to be wide enough – a minimum of 3.6m – for a fire engine. If fire access is a problem and you’ve already started, it’s going to prove costly or impossible to move the house!

Fire brigade access is not something the planning department is concerned with, and planning permission can be given without consideration to Building Regulations. New houses also require an energy or SAP calculation — both before the build, and then again at the end (which includes an air pressure test to make sure the building is efficient enough). In April 2010, a water calculation will also be required (SEE BELOW).

Once you have had your plans checked, within 28 days, you will get Approved, Conditionally Approved or Rejected. Approved means everything on your plans meets the Regulations; Conditional Approval is given when there are some minor points either not quite right or missed off. A Rejection is given if the plans did not include a SAP calculation in the alloted time or if there are a lot of problems with the drawings. A series of Statutory Notifications you have to give to your Building Control team will also be included with the letter you receive with your decision.

When you begin on site, give your Building Control service a ring once you have the trenches dug for the foundations, but before you pour any concrete in them. After the first inspection your surveyor will usually tell you what they want to see next. In addition to the Statutory Notifications it is common for the surveyor to inspect other aspects such as steels, insulation, first fix electrics and plumbing. These inspections are made to ensure the work has been completed in accordance with the Regulations — put simply, whether it is safe, hygienic and energy efficient.

At the end of the build your surveyor needs to be called for the completion inspection. If you have promised 100% low-energy light bulbs on your initial SAP calculation, then that’s what should be installed. It’s all those little changes made along the way that make a difference and the very reason why another SAP calculation needs to be performed on completion. Also be prepared for a drains test and make sure you have your electrical certificate from a registered electrician. If you have kept in touch with your surveyor throughout the build then the final inspection should be a paperwork formality. Remember, Building Control surveyors have seen lots of new houses, have a wealth of product knowledge, and they have seen things go wrong — make your surveyor your friend and you will have a smooth build.

Jenny Bone is a Building Control Surveyor for a local council with an interest in alternative construction techniques and historical buildings.

Water regs from April 2010: Self-builders may soon be required to include enhanced provisions for hot water safety, such as anti-scald taps, in order to comply with Building Regulations. The updated Part G – Sanitation, Hot Water Safety and Water Efficiency – of Building Regulations, expected to come into force on 6th April 2010, is also likely to include measures for increased water efficiency in the home. Proposed measures include limiting water consumption to a maximum of 125 litres of water per person per day.

Further reading:

• Starting Out on Your Self-build
• Building Regulations
• The Project Manager's Toolkit