What is building control?
All building work in the UK is required to meet building codes and regulations. Building control services check that buildings are designed and constructed to comply with the UK building regulations.
It is the responsibility of the home-owner/ developer, who is carrying out the work to ensure that the regulations are being met.
What is the difference between planning and building control?
Generally, there is a common question if the two are the same or if one applies for one if that covers the other. This isn’t case- The two are completely different applications and are made at two different work stages during the life of the project.
Building regulations are standards set out related to detailed design and construction of the buildings, to ensure the health and safety of users, including those with disabilities, to access and move in and out of the buildings. These include structure, insulation & thermal performance, fire regulations, extraction and ventilation requirements, sound proofing, drainage etc.
Planning on the other hand deals with how cities and towns develop, how green spaces are protected. It deals with building appearance, landscape around, highway access etc.
Most works require both; in case of internal works sometimes planning permissions may not be required.
Typically, to demonstrate that the building works is meeting all building regulations requirements, a set of technical drawings showing the same, are needed to be submitted. These drawings are prepared by an architect/ designer with other specialist inputs such as of a structural engineer or a drainage surveyor etc.
Local authority vs independent inspector
Home owners/ property developers can choose to submit the set of building control drawings to either to a-
· A local authority -Building Control Officer (BCO) or
· A government – Approved Inspector (AI)- An approved inspector is typically part of a private company and is registered with the Construction Industry Council (CIC). The inspectors are also required to have proper insurance in place.
If an approved inspector is being used, they would serve an ‘initial notice’ to local authority before starting work. Once issued, within 7 days if the authority has no objections, work can commence.
Typically, with local authority building control officer or approved inspector, they would –
· Provide advice,
· Check the drawings provided comply with building regulations requirements
· Give a final certificate (Approved Inspector-AI) or Completion certificate ( Building control officer-BCO) at completion of works
Process
The same set of standards are followed by both BCO & AI. It is important to have a pre commencement meeting with the BCO or AI to discuss any areas of concerns & key inspection stages. Typical inspection stages are :
· Foundations
· Ground preparation
· Drainage
· Damp proof courses
· The superstructure before closing with plasterboard
· Completion
Costs
Fess tend to range between £950- £1550 for various types of works -refurbishments & extensions; these can vary depending on the scope of work and complexity. Both Local authorities or Approved inspector companies charge similar; Private companies could sometimes be cheaper, so it's important to shop around.
Key difference
Councils could sometimes be understaffed and take longer for initial approval processes or site visits. This is one area where an approved inspector might prove to be a better option. However, it is very important to have the right person appointed who has been recommended based on good experience by friends, family or your architect/ designer.
Building control is important process to ensure a safe & sound structure and building for the end users. It is important to involve right professionals to carry out any related work and application.