Getting Started: Building Regulations

Unfortunately, getting planning permission is not the only form of red tape you will face on a self-build or extension project. Almost every instance of building work that takes place is obliged to meet Building Regulations standards — and obtaining approval is an entirely separate process from getting permission to build.

The Building Regulations – penned under the powers provided in the Building Act 1984, applying in England and Wales (Scotland has Regulations but under different legislation) – set standards for the design and construction of buildings to ensure the health and safety of people in or around them — including your family, visitors and future inhabitants. They also include requirements to ensure that fuel and power is conserved, and that buildings are accessible for people with disabilities, amongst other things.

Even on smaller projects where planning permission isn’t required, Building Regulations approval may still be needed. If in any doubt, contact Building Control.

There are two available routes to ensure your project meets the Regulations (though some trades, such as window fitting, can be undertaken by an approved contractor). The first is to deal directly with your local authority’s Building Control department; the second is to hire a private approved inspector, who will advise you on how to meet the Regulations, inspect the work as it progresses and issue a completion certificate; they do not have enforcement powers.

If you choose to use your local authority Building Control service – who does have enforcement powers – you have the choice of either submitting Full Plans for approval before you start work; giving Building Notice, where the approval process is weighted towards the work in progress. Or you can apply retrospectively — which is not advisable for large projects. There is a charge payable for applications, which varies between authorities (usually between £400- 600 per dwelling), and Building Control will make routine inspections as the work progresses to ensure compliance.

If you fail to comply with the Regulations, the local authority can take you to court, or even intervene to carry out the work at your expense. More pertinent is that you will not get a completion certificate — and you need this if you ever want to sell the house.

For all the formality, most self-builders find their inspector is a mine of information and a friendly source of advice.

Further Reading:

• How to Get Started
• Getting Started: Listed Homes
• How to Spot Your New Plot