Q. What are the Building Regulations?
The Building Regulations are legal requirements that apply to building works and are aimed at achieving minimum standards of construction to ensure the health and safety of people in and around buildings. They are also concerned with energy conservation and with access and facilities for disabled people.
The Building regulations cover a wide range of building works, from minor drainage alterations to new build large industrial/commercial units. The regulations are very important to ensure that any work undertaken is safe, and is constructed to minimum standards.
Q. What is the difference between Planning Permission and Building Control?
Planning permission is normally primarily concerned with matters of site layout, external design and the effect that the development will have on the general environment and neighbouring properties. Planning also deal with listed buildings, conservation areas and tree preservation orders.
Building Control are concerned with the actual construction process for both internal and external alterations, which involves regular site inspections whilst the works are in progress. This includes checking the structural stability, fire precautions and means of escape, weather resistance, energy conservation, sound insulation, access and facilities for disabled people etc.
Some (though not all) types of works may require both approvals, and some may need one or the other. Both sections work completely independent of each other.
Q. When is Building Regulation approval required?
Some examples of work requiring approval are:
New dwellings/commercial/industrial buildings
Domestic extensions, including all attached garages, loft conversions and garage conversions.
Replacement windows (unless installed by a FENSA approved installer - note: ALL non-domestic window replacements require a Building Regulation application)
Internal structural alterations, such as forming a through lounge, or removing a chimney breast
Installation of new drainage
Changing the pitch of a roof
Underpinning of foundations
Creating, or widening, a window or door opening in a loadbearing wall.
Changing the use of an existing building (e.g. converting a house into flats)
Please speak to a Building Control Officer if you are not sure whether you require approval, or contact 0161 770 4122.
With a ‘building notice’ application, you commence work 48 hours after submitting your application, if accompanied by the correct fee and relevant information.
Strictly speaking, you can commence work 48 hours after submitting a ‘Full Plans’ application. However, with this form of application, it is advisable to wait for your approval prior to commencing works, which generally takes about 3-5 weeks. Your agent (or yourself in the absence of an agent) will be asked for any amendments if required, in order that the application can then be approved. You are then assured that providing your builder works in accordance with the ‘approved’ plan, potential errors in the construction will be minimised.
Any work undertaken prior to receiving your Full Plans approval will be done at your own risk. Any work that does not comply with the Regulations would have to be rectified, which can prove more costly in the long term
There are different fee scales, depending on the type of work you are undertaking. Full details are available from Building Control on 0161 770 4122/4172.
Q. Is there any difference in cost between a "Full Plans" application and a "Building Regulations" application?
Ultimately, no. The Full Plans charges are generally paid in two stages (except for domestic extensions less than 10m2 or any other works valued at less than £5,000.) Part of this is paid on submission of the application and covers administration fees and plan checking, and you will be invoiced for the remainder upon commencement of the work.
The Building Notice charge is all payable upon submission, and amounts to the same fees in total as the Full Plans fee.
Q. My building regulation application has been refused. Does this mean I can’t undertake my building works?
You can still undertake your work on a refused Building Regulation application, although it is not advisable. Working to incorrect plans may result in costly errors - remember, any aspects that are found not to comply with the regulations would have to be corrected on site. However, It is vital to note that your approval document is generally required upon the sale of your property. It would also be essential to ensure that all of your site inspections are undertaken, so that you obtain your completion certificate.
Q. How do I complain if I am not happy with your service?
We actively encourage you to inform us if you are not happy with our Building Control service. Without your comments, we will not know where our service needs improving.
The Council operates a formal complaints procedure to deal with any dissatisfaction you may have with any part of our service. Please contact our Helpline on 0161 770 4122 for further details - we will be happy to send you a formal complaint pack.
Q. Where can I obtain more information about the Building Regulations?
The Building Regulations and ‘Approved Documents’ are available from HMSO bookshops, and should be available for reference purposes at public libraries.
Information and guidance leaflets are available from Building Control reception on level 12 of the Civic Centre. Alternatively, contact 0161 770 4122/4175, and we will be pleased to forward any relevant guidance leaflets in the post.
Q. How can I arrange for a surveyor to inspect the building works?
Contact 0161 770 4122/4175. If you ring before 10.00am, we can generally arrange a same day inspection. Otherwise, calls are guaranteed an inspection on the next working day.
Q. Do my neighbours have the right to object to what is proposed in my Building Regulation Application?
No. There is no requirement in the Building Regulations to consult neighbours (although it would be courteous for you to do so). Neighbours can only object to Planning applications. However, the Party Wall , etc. Act 1996 is legislation designed to protect neighbouring properties; legislation which may be applicable depending on the circumstances. However, this is private law which the Council cannot give advice upon. Building Control can however, provide you with a concise booklet produced by the DTLR, which you can obtain a copy of by contacting 0161 770 4122/4175.
Q. Do I need approval to erect a greenhouse, conservatory or detached garage?
Most of these types of building would not require Building Regulation approval. However, there are certain criteria which must be met, so please contact Building Control on 0161-770 4122 to confirm exemption.
Please note that Planning permission may still be required, and you should contact Planning on 0161 770 4105.
Q. Can I obtain a Completion Certificate when works have been finished?
Providing that the works have been completed to the satisfaction of Building Control, a Completion Certificate will be issued free of charge to either the applicant or the agent. It is essential that you obtain your certificate - it is a vital document that will be required if ever you re-mortgage or sell your property. it may be necessary for you to ask your agent whether they have received it.
Q. Can I draw the plans myself?
If you are drawing the plans for a ‘Full Plans’ method of submission yourself, you must have an excellent knowledge of building construction and the requirements of the Building Regulations. Employing somebody who regularly draws plans professionally, will produce better, clearer results and a quicker approval.
The Building Notice method of application does not required detailed plans - the work is checked for compliance with the Regulations whilst in progress. However, it is always useful if you can provide at least a sketch plan of your proposals, so that we have an idea of what you are proposing to do.
Q. Are there any penalties for contravening the Building Regulations
Yes. Contravention of the Building Regulations by building without making an application to the local authority (or Approved Inspector), or by carrying out work that does not comply, may lead to a criminal conviction and a fine not exceeding £5,000 plus £50 per day continuing fine following conviction. Both the owner and the builder have a responsibility to ensure a Building Regulation application is made before work starts and that notification of the various stages is given to Building Control.
Q. Is there a time limit within which I have to carry out the work?
Your Building Regulation application is valid for three years from the official deposit date. If we have not been asked to undertake a commencement inspection within this three-year period, your application will become void.
If you still wish to progress with the works after the expiry date, a new application would have to be submitted meeting current standards, and the charges would be payable again.
Q. Where can I obtain advice on disabled access requirements?
New properties have to comply with minimum standards with regards to disabled access and facilities. Building Control supervise works at the design and plan checking stage, and inspect works on site whilst in progress.
Should you need any advice at the design stage, please contact Peter Shaw (Principal Building Control Officer) on 0161 770 4126.
Q. Do I need approval to install or replace electrical wiring?
Yes; Installation of and alterations to electrical wiring in domestic premises must comply with part P of the regulations. Not all electrical work is notifiable, primarily approval is required when a new circuit is to be installed or work is to be undertaken in wet areas such as kitchens and bathrooms.
The easiest way to comply with the requirements is to engage an electrician who is registered under a competent persons scheme as a Part P approved electrician who is qualified to certify his own work. Upon completion of any electrical work, the electrician will issue an installation certificate to confirm compliance with Part P.
For further guidance, please see the Building Regulations Part P - Electrical Safety booklet - 'A Basic Guide to Electrical Safety in Dwellings' (PDF 1183Kb).