Residential Building
Regulations Approval
Introduction to Residential Building Regulations
Before you start any building work, you should always check whether you need Building Control approval. Almost all building work needs building control approval with the exception of minor alterations or maintenance and non-habitable buildings, i.e a shed. A high level of detail is needed to meet the requirements, so multiple experts may be needed to support your Building Regulations application. We can handle this, as well as the whole submission and approval process. We’ll keep you updated, so you can concentrate on the rest of your project.
Building Regulations
What are the Building Regulations?
Building Regulations are a set of legal requirements and standards that govern the design, construction, alteration, and extension of buildings. The purpose of Building Regulations is to ensure the health, safety, welfare, and energy efficiency of occupants, as well as the structural integrity and accessibility of buildings. In general, the Building Regulations cover the following:
Structural Integrity
Building regulations include requirements for the structural stability and load-bearing capacity of buildings. They outline standards for foundations, walls, floors, roofs, and other structural elements to ensure they can withstand various forces and loads.
Fire Safety
Building regulations specify measures to prevent and control fire risks. They cover areas such as fire escape routes, fire-resistant construction materials, compartmentalization, fire alarms, fire extinguishers, and emergency lighting where required.
Accessibility
Building regulations include provisions for making buildings accessible to people with disabilities. They specify requirements for wheelchair access, ramps, handrails, door widths, accessible facilities, and other features that enable people with mobility challenges to navigate and use buildings easily. Although this is not a requirement for residential alterations, it is good practice to futureproof the building.
Ventilation and air quality
Buildings should promote a healthy living environment. The regulations outline standards for natural and mechanical ventilation, as well as the control of pollutants, humidity, and condensation.
Energy Efficiency
There are regulations to improve energy efficiency and reduce carbon emissions. They set standards for insulation, heating systems, windows, lighting, and renewable energy installations to promote sustainable building practices.
Plumbing and drainage
Plumbing and drainage systems should be designed and installed properly to prevent leaks, contamination, and water supply issues. They address aspects such as water conservation, wastewater disposal, and the prevention of dampness or flooding.
Eletrical Safety
The regulations specify installation and safety standards for wiring, circuits, switches, sockets, and earthing to minimise the risk of electrical accidents, fires, and electrical shocks.
A local authority’s building control department will assess plans and carry out site inspections to ensure compliance with the current codes and regulations. Sometimes this work can be performed by independent approved inspectors.
What type of work will need Building Regulations approval?
Building Regulations will apply to most building projects, including:
- All new buildings except agricultural buildings
- All extensions
- Roof extensions, balconies and roof terraces
- Barn conversions
- Loft conversions
- Garage conversions
- Flat conversions subdividing a dwelling into flats
- Converting flats back into a house
- Structural alterations, including works to load-bearing walls
Some work is exempt from Building Regulations approval, so building control does not need to be notified and you won’t need to make a Building Regulations application. This includes:
- Most minor repairs and maintenance work
- Replacing less than 25% of an item (roof, wall or floor) like-for-like
- Boundary and garden walls, fences and gates
Other types of building work can be exempt but only if they meet certain criteria:
- Outbuildings e.g. greenhouses, new detached garages, sheds, summerhouses, carports
- Conservatories
- Porches
- Some agricultural buildings e.g. a barn or stables used for keeping animals
You should always check to be sure if you need Building Regulations approval.
Who is responsible for Building Regulations?
As the homeowner, it is ultimately your responsibility to ensure any work completed meets the required building standards. If you are using DMA we will handle this whole process for you.
Applications & Approval
How do I obtain Building Regulations approval?
There are two stages to obtain Building Regulations approval. We can guide you through this.
Stage 1 - Plan Check
When you submit your detailed plans to a building control department they will assess all the information to check it complies with current regulations. It is quite common at this stage for revisions to be made to the original plans and for them to be resubmitted. Following this, a full plans approval is granted.
Stage 2 - Inspections
Once building work starts on site, inspections are carried out at several different stages. For example: 1. Foundations 2. Drains 3. Roof, etc. During construction a building inspector will come to site and inspect each element. At the end of the work they will issue a ‘final certificate’.
What do I need for a Building Regulations application?
We can compile all the information required to comply with the Building Regulations and ensure you can build your project legally. DMA will:
- Develop the detailed design drawings and specification
- Prepare the drawings and notes necessary for a Building Regulations application - these are considerably more complex than the design plan drawings
- Compile information from other consultants. We can also recommend the consultants needed for this stage
- Complete the Building Regulations application form and submit it on your behalf
- Deal with any queries raised by the building control officer whilst they consider your application
We’ll update you at each stage of the process.
Under the Construction Design and Management Regulations (CDM) 2015 you are responsible for appointing a Principal Designer in writing prior to work commencing on site. We have the knowledge and experience to fulfil this role and prepare the Pre-Construction Information for you and your contractor.
Can building work start on my home before the Building Regulations application is approved?
Yes, but you should only do this in very special circumstances. If you start building before you have full plans approval from building control, you risk needing to make changes to completed work. We always recommend having the full plan check completed before work begins. Either way, building control must be notified of any building work 5 days before it starts on site.
How long is Building Regulations approval valid for?
Your full plans approval is valid for three years.
Building Regulations Certificates
What is a Building Regulations final certificate?
The final certificate is a legal document to confirm the building works have been completed in compliance with the Building Regulations. This certificate will be required if your house is ever sold.
What happens if I don’t have a Building Regulations final certificate?
Not having a final certificate can have serious consequences. Without a final certificate building control can condemn the work if there is insufficient evidence that it has been built according to the regulations. This can be expensive and very disruptive. The other major stumbling block is when you come to sell your home. Without a final certificate the buyer’s solicitor will want an indemnity insurance taken out to cover any work that may prove to be defective.
How long does it take to get Building Regulations plan check approval and final certificate?
Building Regulations plan check approval is normally granted within 4-6 weeks. The final certificate is granted upon the completion of the building work and when all other required certifications have been submitted to the approved inspector (e.g. the electrical certificate, extract fan test results, fire alarm test and installation certificates)
How much does Building Regulations approval cost?
The fees for Building Regulations approvals can vary a lot. It will depend on whether you are using a local authority (and which one) or a separate organisation of approved inspectors. It is also determined by the scale and nature of your project. A typical house extension costs in the region of £700+VAT*.
(*as of 2024)