Building Regulations & getting Approval

The Building Regulations 2000 (as amended) is the principal legislation that controls buildings within England and Wales. Scotland and Northern Ireland have their own legislation, although the requirements are broadly similar.

It should be noted that the Building Regulations are completely separate from Planning legislation, and as well as Building Regulations approval, you may also need Planning Permission for your proposal. However, you may only need Planning Permission and not Building Regulations, or vice-versa, both, or none at all! Criteria for each separate piece of legislation are completely different, and the building control part of this is explained below. For information relating to planning control, click here to access the Development Control Planning pages.

The Building Regulations are divided up into parts, dealing with different sections of the requirements, as listed below: -

A	Structure
B	Fire Safety
C	Site preparation and resistance to contaminants and moisture
D	Toxic substances
E	Resistance to the passage of sound
F	Ventilation
G	Hygiene
H	Drainage and waste disposal
J	Combustion appliances and fuel storage systems
K	Protection from falling, collision and impact
L1	Conservation of fuel and power in dwellings
L2	Conservation of fuel and power in buildings other than dwellings
M	Access to and use of buildings
N	Glazing - safety in relation to impact, opening and cleaning
P	Electrical safety

Each of the sections above takes the form of an Approved Document, which gives details of the regulations and how they can be complied with. The guidance given is only a minimum standard, and there may be other ways of showing compliance without resorting to the recommended solutions. If you wish to show compliance using a different way, proof will be needed showing how this is to be done.

• The Approved Documents are available online from the Planning Portal.
• Additional information on sound resistance for new constructions outlined in Approved Document E can be found at the Robust Details site
• Information on the Building Regulations is also available on the LABC website.
• See also our Frequently Asked Questions Page for specific examples of when permission is required.

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The Building Regulations apply to:

• New dwellings, alterations, extensions and conversions.
• Virtually all alterations to commercial buildings will also require consent.
• In addition, minor alterations, such as the installation of additional bathroom fittings and associated drainage, changes of use, loft conversions and replacement windows and glazed doors are all typical of works requiring approval.

There are various other factors, which may affect whether the building is exempt or not. If you are in any doubt, please contact us.
The Government, publishes a booklet in PDF format (1.16 MB) , explaining the procedure for building control.

For Further information see our Frequently Asked Questions Page

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Why is an application for Building Regulations Approval needed?

It is the law that if an application is required that this is made before work starts. If work is carried out without an application where one is required, problems can be encountered when selling properties or re-mortgaging. Solicitors always insist on seeing copies of the relevant consents for any building work, which may have been carried out, on your property, together with a completion certificate.

The Regulations are in place to ensure the health and safety of people within buildings. If consent has not been given, this obviously cannot be guaranteed. What may seem like a minor alteration, such as forming an additional bedroom in the loftspace, can seriously affect the means of escape in case of fire and cause occupants of the building to be placed at risk. An additional implication is that household insurance and mortgage conditions may be jeopardised.

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Applying for Building Regulations Approval

There are two different ways to apply for Building Regulations approval;

- the full plans procedure

• For the full plans procedure we will need a copy of a working drawing showing the building as existing and proposed, with all constructional details and specifications shown. The application form is submitted to us together with the drawings and the appropriate charge. The plans are then checked for compliance with the Building Regulations, and following any amendments that may be required, an approval notice is issued.
• When work starts on site, the surveyor will carry out inspections at the appropriate stages to confirm that the work carried out complies with the regulations.

- the building notice procedure

• The building notice is submitted in the same way, but without full working drawings. All work is subject to checking on site, although the building control surveyor may ask for certain details for parts of the work, such as structural calculations.
• As the Building Regulations are becoming more and more complex, with regulations changing frequently, it is recommended that the building notice procedure is used only for minor works, such as installation of windows, creation of openings, or underpinning.
• Building notices can however be used for any works, except those carried out to commercial premises, or over or close to public sewers.

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Charges made for the Building Control Service

• These take the form of flat rates for new build houses, domestic extensions and replacement windows.
• For other works, charges are based on the estimated cost of the works to be carried out.
• Where the estimated cost exceeds £100000, please contact us so that a tailor-made quotation can be prepared and your exact service needs agreed.
• Where the work is for the sole benefit of a disabled person, charges may not be payable. See our FAQs.
• For details of the charges for Building Control work, as from the 1st July 2007, please see our document Building Control Charges (1st July 2007) (PDF 130KB)

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• LABC New Home Warranty
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Downloadable Forms

Form	File type: Word	File type: PDF
Full Plans Application	Word (51KB)	PDF (25KB)
Building Notice Application	Word (49KB)	PDF (22KB)
Regularisation Certificate Application	Word (48KB)	PDF (24KB)
Building Control Charges (from 1st July 2007)	-	PDF (130KB)