Every extension, loft conversion, basement and conversion needs building regulations approval, whether or not it needs planning permission. With council building control there are two routes: a full plans application or a building notice. On almost every project we run, we use full plans.
Full plans
Detailed drawings and a specification are submitted before work starts. Building control checks them against the regulations and issues an approval, usually with conditions. An inspector then visits at key stages of construction.
Why we prefer it:
- Problems are resolved on paper, not after they are built.
- Contractors price from approved drawings, so tenders are comparable and cost is more certain.
- The contractor knows exactly what is required, which reduces argument on site.
The council must decide a full plans application within five weeks, or two months if the applicant agrees to an extension.
Building notice
Notice is given at least two working days before work starts, with minimal information. There is no plan approval: compliance is checked only by inspection on site.
Where it can work: small, simple jobs with standard details and an experienced builder. It cannot be used for buildings covered by the fire safety order, such as shops and offices, or for work close to or over certain sewers.
The risk: if the inspector disagrees with something already built, it has to be altered at the owner's cost. On a substantial house, that risk outweighs the time saved.
Council or registered approver
Building control can be provided by the local authority or by a registered building control approver, a private company registered with the Building Safety Regulator. The local authority issues a completion certificate at the end of the work; a registered approver issues a final certificate.
Keep the certificate
Buyers' solicitors will ask for it on sale. Without it, a sale can be delayed while retrospective approval is sought.
Our building regulations drawings service prepares full plans packages coordinated with the structural engineer's design.