Whether you’re planning on renovating or converting an existing building, or constructing a whole new building from the ground up, you’ll need to get Building Regulations approval from a Building Control inspector. Find out what is a safety officer and other key aspects of building control inspections.
This process ensures that your proposed structure will fully comply with health and safety laws for the construction of buildings, involving frequent inspections throughout the build to confirm that the work is fit for purpose.
Wondering how exactly this works? Read on to learn everything you need to know about applying for approval from Building Control, how Building Control inspections work, and what you can expect from the process.
Applying for Building Control approval
If a project needs approval from Building Control, you must submit an application to your local team so they can approve it before construction work starts. Applications in England and Wales can be submitted online through the Planning Portal.
There are several different Building Control application routes, so you must choose the correct one for your project type. These application types include:
- Full plans – For submitting all plans and construction details far in advance of when work is due to start, allowing time for consultation with local authorities.
- Building notices – For simple work that doesn’t require submitting detailed plans, allowing basic or small-scale work to begin as soon as 48 hours after approval.
- Regularisation – For regularising previously unauthorised work carried out after 11th November 1985, ensuring that it complies with current Building Regulations.
- Retrospective – For work that is already underway or even completed, or when an initial notice has been submitted but the previous provider can no longer work on the project.
You will have to pay a fee at the time of submission, which is non-refundable even if your application is rejected or you no longer plan to proceed with approved work.
When it comes to full plan applications, you will either receive a notice of approval, a conditional approval which requires amendments or more information, or a rejection with the reasons stated. Building notices can only be used for minor work, and not for construction close to drains, sewers, or private streets.
Approval for both of these types will be valid for 3 years from the date of application, after which the permissions will lapse if the approved work hasn’t started.
Building Control inspection stages
If your application is approved, a Building Control surveyor will come to your site and inspect the work at several stages, checking that things are progressing in line with the plans you submitted and that everything is in compliance with Building Regulations.
These inspection stages are usually agreed upon in advance; the number can vary, but some are statutory inspections and therefore required by law. A Building Control officer will discuss this with you before you begin your construction work, but typical inspections include:
1) Commencement
You must notify Building Control no later than 2 working days before work begins so a surveyor can attend and check the site conditions.
2) Foundation excavation
Before concrete foundations can be placed, the inspector must check the ground’s bearing capacity, foundation depth, and proximity of any drains, manholes, or trees.
3) Oversite
Before adding concrete or covering the floor, the preparation underneath must be checked (e.g. damp-proof membrane or other sub-floor insulation).
4) Drains
Prior to covering or backfilling drains, the materials, laying method, and access points should be checked. Once completed, a drainage test should be carried out.
5) Floor joists
The size, grade, and centre of floor and ceiling joists must be inspected for compliance with the approved plans, including any herringbone strutting or lateral restraint straps.
6) Roof timbers
Prior to adding felt and battens, the roof timbers/trusses should be inspected for the correct size, grade, centre bracing, and spacing, including lateral restraint or wall plate straps.
7) Occupation
If someone is staying in the building prior to its completion, you must inform the local authority that the property is occupied.
8) Completion
When the building work is fully completed, notify Building Control within 5 days and they will inspect the whole structure, including: thermal and sound insulation, safety glazing, ventilation, fire precautions, roof coverings, staircases, and waste management.
Certification
After the final inspection upon completion, if the Building Control officer approves the work as compliant with all relevant regulations, then you will be issued a completion certificate as evidence of this. You may not be able to occupy or sell a property without this legal document.
How long do Building Control inspections take?
The length of time it takes to pass Building Control inspections depends on factors such as the scale of your project and the type of application you’re submitting. Legally, local authorities must make a decision on whether or not an application is approved within 5 weeks.
If your application is approved, the local Building Control team should provide an ‘inspection service plan’ before your work is due to begin. This will lay out the key stages for inspection and when you need to contact them to arrange site visits.
The more planning information you provide with your application, the faster it is likely to be processed and approved. Also, the sooner you notify Building Control at each key stage, the more smoothly the inspections should go, allowing you to obtain a completion certificate quickly.
Communicating with Building Control is crucial to make sure that all the relevant inspections are being carried out, not just their own statutory surveys. You can either ask them for advice directly, or have a third party liaise with the local authorities on your behalf.
For example, if you’re already undergoing site surveys as part of a structural warranty, you could make further arrangements with your provider to facilitate Building Control inspections, too. This will help to ensure full compliance with health and safety laws, allowing you to occupy or sell your completed new build or conversion with peace of mind.
