PPCo Guide: How to build a home extension #4 - building control
Updated for 2021/22
This article is the fourth in our new PPCo Guide: How to build a home extension - a series which will take you step by step through the process of designing, planning and building your extension.
In the first edition of this series we talked about the very initial stage of planning a home extension and then we moved on to the design stage. Next up was the tricky subject of planning permission.
And now we’re looking at building regulations and building control, a different and totally separate approval process to planning. Building regulations approval is a requirement for the majority of projects, including all home extensions, regardless of whether planning permission is needed or not.
What are building regulations?
Building regulations (or Building Regulations 2010) are the set of minimum standards that building control inspectors must check work against in terms of design, construction and alterations. They are developed by the UK government, approved by Parliament, reviewed and updated regularly and supported by practical guidance documents (Approved Documents).
These regulations are there to protect people’s safety and welfare in and around buildings. They also include requirements to ensure that fuel and power are conserved, the environment is protected and the build is sustainable.
What is building control?
Building control describes the statutory function performed by inspectors - either from your local council or a private, independent, government-approved company. The role of the inspector is to check that the building works comply with building regulations. During your build, they will visit your site at key stages and ensure it is being built correctly.
Private vs Council
Although the builder you work with might prefer to work with a particular building control company, it is ultimately your decision.
The main differences between the two come down to price (hence why it is important to remember it is your choice on who you use, not your builder’s) and the time taken to perform the plan check. Councils tend to take a little longer, but cost a little less, though we have experienced council inspectors costing more than private firms as well - it really does depend on the job, and the area.
How does it work?
No matter whether you choose an approved inspector from a private firm or your local council, the process is pretty much the same:
Once you’ve got your final design (and your planning permission, if it’s required), you’re ready to choose which building control option you want to use. At PPCo, we get at least two quotes for our clients - one from a private company, and one from the council.
If you choose to work with a private company, they will then serve an initial notice on the council letting them know the work will be going ahead - this acts as a registration of your project on a public register.
The inspector will perform a plan check. This is where you’ll need to pay them a fee (the first of two payments).
Once the drawings have been plan checked, you (or your designer) will be issued a conditional or full approval. Conditions can include requests for structural calculations and/or build over agreements, for example.
You can then give your approved - or conditionally approved - plans to your builder, who can start work on site.
Your builder should then follow a schedule whereby they contact the approved inspector at given stages. You will need to pay the second and final instalment of your building control fee at the first inspection (before pouring the foundations).
The inspector will perform a final inspection upon completion of the works. If it is satisfactory and compliant with the regulations, they will issue you a completion certificate.
There is a different process called ‘Building Notice’, which still involves a building control inspector but not the plan check, and therefore drawings are not required. This only applies to smaller-scale projects, though and if you decide to go down this route, you need to be sure that the work will definitely be compliant with the building regulations or you risk having to correct the work at a later stage if the inspector requests it; you do not have the protection provided by full plans approval.
Your responsibilities (and your builder’s)
If you do not involve building control during your project, you and your builder could end up in a whole heap of trouble.
Your builder may be prosecuted if they do not comply with building regulations and you, as the property owner, could be served an enforcement notice by the local authority requiring alteration or even removal of the work.
You may also not be covered under your home insurance should anything go wrong. And if the work is not signed off by building control, you will not have a completion certificate and this is likely to cause issues if you come to sell your property.
Any reputable builder should take ownership of building control but we recommend you have the conversation and don’t just assume they will make all the necessary arrangements to ensure the build is signed off.
Obviously if you are carrying out the building work yourself, you are responsible for making sure the work complies with the regulations.
Coming up…
How to build a home extension #5: finding a builder
Previous
If this is the first article you’ve seen in this guide, why not check out the first instalment here and catch up!).
And no matter what stage you’re at in your project, our team is here to help. If you’re based in the East Midlands and you’d like to book in with our Nottingham team for a free, no obligation design consultation, please give us a call on 0115 874 8570 - or hit the button below.
Our fixed fee packages include all the construction drawings and information you need for building control. Plus, we handle the registration and all communications for you. For an idea of prices, please use our online calculator.
If you’re not quite ready to get started, or you’re based elsewhere in the UK, please feel free to check out the rest of our Advice Centre - and connect with us on Instagram and Facebook for tips and inspiration.