Building regulations FAQs (Frequently Asked Questions)
- What are building regulations?
- Why are they
made?
- Who enforces the building regulations?
- What work is subject to control?
- Do I need building regulation approval?
- What must I do to obtain approval?
- What are the differences between a full plans
application and the building notice and which do I choose?
- Do my neighbours have the right to object to
what is proposed in my building regulations application?
- Do I have to pay anything for the service?
- What
will the council do?
- When
can I start work?
- Where can I obtain information on the
standards to which I must build?
- What can I do if my plans are rejected?
- What happens if I do work without
approval?
- Can I get previously unauthorised building
work regularised?
- Where can I find out more?
1. What are building regulations?
Levels of performance laid down by Parliament dealing with the
construction of buildings and installation of some services.
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2. Why are they made?
To safeguard the health and safety of people in or around
buildings. They are also concerned with energy conservation and
access and facilities for disabled people in new offices, shops and
public buildings.
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3. Who enforces the building regulations?
A building control officer checks plans for compliance with
building regulations and carries out inspection work on site during
progress of the work.
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4. What work is subject to control?
If you want to put up a new building or extend or alter an
existing one, the building regulations will probably apply. They
will probably also apply if you put a building to a differing use.
Building regulations approval is completely different from planning
permission and it does not mean that if you get one you will
automatically get the other.
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5. Do I need building regulation approval?
Take a look at our building alterations guidance to determine
whether or not you need building regulation approval.
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6. What must I do to obtain approval?
If your building work requires building regulation approval,
there are two procedures to choose from: a) deposit of full plans
b) the building notice for a full plans application. Plans need to
be drawn up showing all constructional details. For the Building
Notice procedure, less detailed plans are required, unless the
project is large or complex.
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7. What is the difference between a full plans
application and a building notice and which do I
choose?
A building notice is an alternative to the full plan
application. It does not require the submission of detailed plans.
If you choose the building notice route then you should be sure
that you have agreed what the builder will build and what is to be
included in the price. You should also make sure that it meets
building regulations.
For smaller works, and with the benefit of an experienced
builder, building notice applications are often the obvious choice.
In both cases, the application must be made before works start.
Take a look at our full plan application and building notice
application guidance before you choose.
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8. Do my neighbours have the right to object to what is
proposed in my building regulations application?
No. However, objections may be raised under separate
legislation. For example, if your proposal is subject to approval
under the Planning Acts. If the proposals affect or are adjacent to
a party wall or fence etc, you may have to serve a party wall
notice on your neighbour.
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9. Do I have to pay anything for the
service?
Yes. A fee is payable to the council unless the work is exempt.
The Building Control department will advise you of the required
fee, which will be subject to VAT, and when the fee is do to be
paid. There is a difference in cost between a full plans
application and a building notice: building notice applications are
more expensive than full plan applications.
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10. What will the council do?
If you use the full plans procedure, the council will check your
plans and consult appropriate authorities, for example, fire, water
authorities. If your plans comply, you will receive notice that
they have been passed. If the council is not satisfied, you may be
asked to make amendments or provide more details. If your plans are
rejected, the reasons will be stated in the notice. If you use the
building notice procedure, the work will normally be inspected but
you will not receive any notice indicating whether your proposal
has been passed or rejected. If, while work is in progress, the
council requires further information of a plan, you must supply the
details requested.
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11. When can I start work?
Once you have given a building notice or submitted full plans,
you can start work at any time, but you must give the council two
working days notice of your intention to do so. However, if you
start work before you receive a decision on your full plans
application, you may not be able to seek a determination from the
Secretary of State if there is a dispute.
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12. Where can I obtain information on the standards to
which I must build?
From approved documents, published by Her Majesty's Stationery
Office, giving practical guidance on meeting the requirements of
the regulations. However, you are not obliged to use any particular
solution if you prefer to meet the requirement of the regulations
in another way. If you do follow the guidance in the approved
documents, you will know that the work is presumed to comply with
the requirements. If you do not follow the guidance, and it is
suggested that your work does not comply, you will have to
demonstrate by other means that you have satisfied the
requirements.
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13. What can I do if my plans are rejected?
You can resubmit them with amendments to make them comply with
building regulations. Alternatively, if you think the decision to
reject is not justified, you can refer the matter to the Secretary
of State for the Environment for his determination. But note that
you must apply for a determination before the work which is in
dispute has started. The fee for determination is half the plan fee
subject to a minimum of £50 and a maximum of £250.
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14. What happens if I do work without
approval?
The council has to see that building work complies with
regulations. If the work does not comply, you may be asked to alter
or remove it. If you fail to do this, the council may serve a
notice requiring you to do so. Normally the notice will give you 28
days to rectify the work.
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15. Can I get previously unauthorised building work
regularised?
It is now possible for unauthorised building work which was
commenced on or after 11 November 1985 to be regularised.
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16. Where can I find out more?
You can contact building control on 443 2380 for further advice.
The Building Act 1984, the Building Regulations and the
accompanying Approved Documents may be seen at the Building Control
office or at the Reference Library. All of these documents may be
purchased from HMSO or any good bookshop.
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