Background to Building Control

The Building Control system exists to make sure that buildings are properly designed and constructed so as to ensure the health, safety, welfare and convenience of people using them.

The current Building Regulations were introduced from 1991 to 2000 and have subsequently been amended several times. The principal areas covered by the regulations are:

• structural stability - will the building safely carry anticipated loadings or will it fall down?
• fire precautions - both controlling the materials used according to the degree of risk and making sure that buildings could be evacuated without loss of life in the event of a fire.
• the prevention of dampness and condensation in buildings.
• sound resistance of walls and floors between dwellings.
• ventilation of habitable rooms and unheated voids.
• hygiene, sanitary appliances and drainage.
• heating appliances including the safe discharge of flue gasses.
• stairways, ramps and vehicle barriers.
• conservation of fuel and power. Is the building properly insulated etc.
• access to buildings and facilities for disabled people.
• the safe positioning of glazing in windows and doors etc.

Building control generally operates as a two-stage process, referred to as the Full Plans application. The first stage (known as the plan stage) involves the applicant submitting detailed plans for approval. These plans are very carefully checked by a Building Control Officer to ensure that all necessary information is shown, and that it complies fully with the Building Regulations. Wherever possible, applicants are given the opportunity to make amendments (if required) before either an approval, conditional approval or rejection is given.

The second stage (inspection stage) starts when work commences on site after which a series of site visits are made to check that the work proceeds in accordance with the plan, and hence complies with the regulations.

For more simple works an alternative, called the Building Notice application, is also available together with more specialised application types to meet specific needs.

We recommend that before employing a builder, customers should always ask for references and ensure that they have all of the necessary permissions. It is the owner's responsibility to ensure that the requirements of the Building Regulations have been complied with. The inspections which Building Control undertakes should not be confused with full site supervision. For further advice on site management services you should contact your architect or builder. The approval notice and completion certificate, which the Council issue, is not a guarantee or warranty and the Council are not responsible for any economic loss due to defects or failure to meet the minimum requirements of the Building Regulations.

It is important to remember that Building Control is not the same as Planning Permission. Some proposed schemes will require both approvals, others will need one or the other. Please contact the Building Control and Development Control teams for further guidance on this matter.

The Stages of Building Control

The Building Control System has three phases

The Submission of Plans
Submitted Plans are checked by the Local Authority to ensure that the proposed scheme will satisfy the regulations.

Inspections
Certain Stages of work have to be inspected and the builder is required to give notice to the Local Authority. Further inspections will be carried out to ensure that work on site complies with the approved plans and the regulations. To make sure that building works comply with the Building Regulations and other relevant legislation the Building Control Officers will carry out inspections of the work as it progresses.

There are up to nine mandatory inspections, however not all nine are relevant to some jobs.

The stages of work to be inspected are as follows:

1. Commencement
2. Excavation for foundations
3. Foundations constructed e.g. concrete poured
4. Damp proof course laid
5. Over site ready for concreting (with damp proof membrane laid if appropriate)
6. Drains laid and visible for checking layout and construction
7. Drains backfilled and ready for testing for water tightness
8. Occupation (normally only relevant when part of a building is finished e.g. a flat)
9. Completion

It is common for more than one inspection to be carried out on one visit. Inspections 1 and 2 often coincide, as do 4 and 5 and 7 and 9

As well as these mandatory inspections, further inspections may also be necessary as some jobs will require specific inspections such as Fire Protection and the Reinforcement of Concrete Structures. In addition, a Building Surveyor may call unexpectedly at other times to check on the work as it progresses.

Inspections 2-6 will be carried out on the next working day after notice has been given. In some cases, the Building Control Group can provide a "same day" inspection service providing you contact the Building Control Group before 10.00am.

The Issuing of a Completion Certificate

A completion certificate will be issued on satisfactory completion of the works applied for. This shows that the works carried out have complied with the Building Regulations in force at that time, to the satisfaction of the Local Authority. This document is required if you ever sell your property, if you do not possess one for works carried out on you property it may hold up the sale of your property. Whenever you carry out work to your property you should always ensure that a final inspection is carried out and a completion certificate issued.

The Local Authority will not prioritise final inspections for work that has been dormant for 3 months or over, or for re-inspections required to obtain a completion certificate due to non-compliance with the Building Regulations, even if this holds up the completion of a house sale. It is the developer/householders responsibility to inform the Local Authority when final inspections are required or defects rectified, we will then endeavour to perform the inspections within the timescale specified in the inspection framework.

The Local Authority reserves the right to take enforcement action against anybody found to be in contravention of the Building Regulations 2000. The maximum fine for contravening the Building Regulations is £5000 for each offence.