General building regulations
Building regulations – what you need to know.
There is often much confusion surrounding building regulations, planning applications, and the whole process involved in undertaking works, here is a small guide to help.
We must first differentiate between planning approval and building regulations approval :
Planning permission or approval governs whether or not a building can be erected or modified and also to what extent and design given various considerations in place by the local building authority.
Building regulations are statutory instruments set out to ensure that policies in place and relevant legislation are adhered to. Building regulations approval is required for most building work in the UK, regardless of whether or not planning permission is required.
No two projects are generally the same and individual circumstances can often be relaxed with different building control inspectors having the power to negotiate and agree what is deemed to be acceptable in such cases.
Building regulations approval can be granted by either your local authority building control (LABC) or by any private building inspector working for an approved company. Almost a quarter of all building regulations approvals are now handled privately.
When is approval required?
Building regulations approval is required when you intend to carry out any structural work to a new or existing property. Such approval is also required in circumstances where electrical work, drainage or heat-producing applications are involved although a more relaxed view is usually taken in that any ‘competent person’ may carry out the works with the necessary qualifications.
Structural works are generally self-explanatory such as extensions, roofing, adding beams etc however under the new EU regulations all balconies and balustrades are now classed as a structural element and must be produced by a company such as DioMet that is fully CE marked to BSEN 1090-1.
When is approval not required?
Minor restoration works, like for like replacements and non-structural works generally would not require building regulations approval however you should always check with LABC just to be sure you are fully adhering to all relevant legislation.
Interim and Final inspections
Although works on new build projects or extensions can be instigated without any prior approval, no works may continue without the relevant interim inspection stages and approval by an inspector – for example excavations, foundation concrete and drainage.
Assuming all interim inspections have been granted approvals, the project as a whole would then be subject to a final inspection whereby the relevant body would ensure all works have been completed to the required standards with any accompanying certification or documents by tradesmen and that all prior notes have been adhered to.
After final inspection and satisfaction of the relevant authority, a Completion Certificate will be issued. This document is vital and must be retained (with the planning permission if required) in order to sell the property. The certificate is also required in order to release final funds from lenders, obtain warranties and in order to reclaim any applicable VAT.
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