Building work covered by the Building Regulations

The Building Regulations cover building work as defined in Regulation 3 of the Regulations. This means that if you want to put up a new building, extend or alter an existing one, provide fittings in a building such as drains, heat-producing appliances, washing / sanitary facilities, hot water storage (unvented hot water systems), install new windows or carry out electrical works, the Building Regulations will probably apply. They may also apply to certain changes of use in relation to existing buildings, even though construction work may not be intended. This is because the change of use may involve the building having to meet different requirements of the Regulations.

Do remember that although it may appear the Regulations do not apply to some of the work you wish to undertake, the end result of doing that work could lead to contraventions of the Regulations. You should also recognise that some work - whether controlled or not - could have implications for adjacent properties. In such cases it would be advisable to take professional advice and consult the Local Authority or an Approved Inspector.

Some examples are:
A. The removal of buttressing support to a party wall;
B. Underpinning part of a building;
C. The removal of a tree close to a wall or adjoining property;
D. The addition of a floor screed to a balcony which may reduce the height of the safety barrier;
E. The building of parapets which may increase snow accumulation, and lead to an excessive increase in the loading on the roof.

NB: Whether or not the work is controlled, due regard should be given to potential hazards arising and the need for safety precautions, e.g., to children in respect of the construction of a garden pond.

Building Regulations Explanatory Booklet

Do I need Building Regulation Approval

· To build an extension to my house?

Yes. However, a porch or conservatory built at ground level may be exempt from Building Regulations.

A porch which does not exceed 30m² in floor area, has glazing which complies with Approved Document N, and electrical works which comply with Approved Document P, will be exempt from the Building Regulations.

For a conservatory the above applies, but it must also have the walls and roof substantially glazed and it must be thermally separated from the main dwelling (i.e., doors).

Download Exemptions Leaflet

Download Critical Locations for Safety Glazing

Your Local Authority Building Control Department or an Approved Inspector can supply further information on safety glazing. It is advisable to ensure that a conservatory is not constructed so that it restricts ladder access to windows serving a room in the roof or a loft conversion, particularly if that window is needed as an emergency means of escape in the case of fire.

· To install, alter or replace my shop front?

Yes

· To convert my house into flats?

Yes, even where construction work may not be intended.

· To make internal alternations within my house, shop or office?

Your House
Yes, if the alterations are to the structure such as the removal or part removal of a load bearing wall, joist, beam or chimney breast, or would affect fire precautions of a structural nature either inside or outside your house. You also need approval if, in altering a house, work is necessary to the drainage system or to maintain the means of escape in case of fire.

Your Shop or Office
Yes.

· To convert part or all of my shop or office to a flat or house?

Yes

· To carry out repairs to my house, shop or office?

No, if the repairs are of a minor nature, e.g., replacing the felt to a flat roof, repointing brickwork, or replacing floorboards.

Yes, if the repair work is major in nature, e.g., removing a substantial part of a wall and rebuilding it, or underpinning a building. In the case of reroofing, if the tiles are the same type then no approval is needed. If the new tiling or roofing material is substantially heavier or lighter than the existing material, or if the roof is thatched or is to be thatched where previously it was not, then an approval under Building Regulations is probably required.Link to the National Federation of Roofing Contractors Website

· For a loft conversion?

Yes. Download Loft Conversion Leaflet

· To install replacement windows and doors in my house, shop or office?

Yes. However, many window and door replacement companies are now registered under the FENSA scheme which means that, for householder installations, they will supply you with a certificate of compliance with the regulations.

If an installation of new windows or doors is to be carried out in a commercial premises a Full Plans Application must be submitted, along with a specification, for us to inspect the works. Fensa Web Site  Windows Guidance Note

· To build a detached garage?

Yes. But a single storey garage at ground level, under 30m² in floor area and with no sleeping accommodation, is exempt provided either:

(i) it is built substantially of non-combustible material (i.e., concrete or brick); or
(ii) when built it has a clear space of 1 metre from the boundary of the property.

Download Exemptions Leaflet

· To build a garage extension to my house, shop or office?

Yes, but a car port extension built at ground level, open on at least two sides and under 30m² in floor area, is exempt Building Regulation Approval. Download Exemptions Leaflet

· To build or alter a garden wall or boundary wall?

No. But, of course, you should make sure that the work is done safely to avoid accidents.

The Party Wall Act may apply depending on the works you are carrying out. Download Party Wall etc Act 1996 Booklet

Type of Work

Plan Charge £

VAT

Total

Inspection Charge £

1. Erection or extension of a detached or attached garage and/or carport not exceeding 40 sq m

127.66

22.34

150.00

nil

2. Erection or extension of a detached or attached garage and/or carport exceeding 40 sq m but not exceeding 60 sq m

127.66

22.34

150.00

150.00

3. Domestic extension under 10 sq m

127.66

22.34

150.00

150.00

4. Domestic extension over 10 sq m but under 40 sq m

127.66

22.34

150.00

270.00

5. Domestic extension over 40 sq m but under 60 sq m

127.66

22.34

150.00

416.00

6. Domestic extension over 60 sq m

127.66

22.34

150.00

416.00

7. Loft Conversions

127.66

22.34

150.00

290.00

Remember these fees are only a general guide and you should confirm the costs with your Local Authority. If your particular project is not covered by the above classifications again you can confirm the relevant charges with your Local Authority.

Charges are payable on all Building Regulation submissions with the exception of cavity wall insulation and work exclusively to provide access and facilities for disabled people.

When to commence with construction work.

As soon as you have given Building Notice or submitted full plans, you can start work provided you give the local authority a Commencement Notice at least two clear days before commencing. However if you start work before the receipt of a decision of the full plans application, you reduce your ability to seek a determination from the secretary of state if a dispute arises.