Building a better you
Property Elite’s sole aim is to build better property professionals - supporting your career every step of the way, whether you are an AssocRICS or RICS APC candidate or a MRICS or FRICS Chartered Surveyor simply seeking engaging CPD.
We provide a wide range of training and support, so why not find out more on our website about how we might be able to support you? We work with candidates across all RICS APC and AssocRICS pathways, routes to assessment and geographic regions.
Don’t forget to sign up online for your free 15 minute AssocRICS or RICS APC consultation, including a review of your referral report if you have been referred. You can also book your bespoke training or support services directly through our web shop.
Not sure about signing up? Make sure you read what our recent successful candidates have to say in our Testimonials.
What is today's blog about?
This week, we are going to look at the basic principles of the building regulations. This will apply to a variety of pathways, including Building Surveying, Building Control, Quantity Surveying & Construction, Residential Property, Valuation and Commercial Property.
Essential reading for AssocRICS and RICS APC candidates.
You can also listen to our CPD podcast on Anchor for more free AssocRICS and RICS APC training and support.
What are the building regulations?
Building regulations compliance is required for almost all building projects. They provide minimum standards for design, construction and alterations in the UK and were introduced in 1965. In Scotland, they are known as Building Warrants. The current version is the Building Regulations 2010.
Who gives approval?
Approval can be sought from a local authority building control department inspector or an Approved Inspector. The latter are Government-approved and account for around 20% of all approvals in the UK.
Both effectively carry out the same role, e.g. check plans for compliance and carry out site inspections to check work on site at various stages. However, only a local authority inspector has enforcement powers, so in the event of a dispute a case may be handed over from an Approved Inspector.
Are they the same as seeking planning consent?
Building Regulations are completely separate to the planning approval process, which governs the principle of development, what you can build and the purpose(s) you can build for.
What are the key elements of the building regulations?
The building regulations are split up into the Approved Documents, or ‘Parts’, which are regularly updated in accordance with new modern standards.
Part A - Structure
Part B - Fire Safety
Part C - Site preparation and resistance to contaminates and moisture
Part D - Toxic Substances
Part E - Resistance to the passage of sound
Part F - Ventilation
Part G - Sanitation, hot water safety and water efficiency
Part H - Drainage and Waste Disposal
Part J - Combustion appliances and fuel storage systems
Part K - Protection from falling, collision and impact
Part L - Conservation of fuel and power
Part M - Access to and use of buildings
Part N - Glazing Safety (Withdrawn)
Part P - Electrical Safety
Part Q - Security
Part R - Physical infrastructure for high speed electronic communications networks
Regulation 7 - Materials and workmanship
What type of projects need building regulations approval?
New buildings
Extensions
Alterations which temporarily or permanently affect ongoing compliance of the building, service or fitting with the requirements relating to structure, fire, or access to and use of buildings
Installing replacement windows using a fitter who is not FENSA registered
Installation or extension of a service or fitting not controlled under the regulationsInsertion of cavity wall insulation
Underpinning of foundations
Change to a building’s fundamental use
Renovation of a thermal element
Change of a building's energy status
What is self-certification?
For certain types of service or fitting installation, e.g. some drainage, fuel burning appliances, replacement windows or WCs, you can use a registered fitter who can self-certify the works. This means that formal building regulations approval is not needed.
Are there any exemptions?
Yes, in certain circumstances relating to buildings which are not habitable, low risk (e.g. like-for-like replacement, relating to small buildings such as a conservatory), controlled by other legislation or where it would be unreasonable to exercise any formal control over the works.
How does the application process work?
A building regulations application, plus relevant fees, should be submitted to the local authority or the Approved Inspector. Once an application is lodged in England, Wales or Northern Ireland, work can commence on site within 48 hours. This is not the case in Scotland, however.
An application can be approved or, if it fails to confirm to the standards, it will be rejected. However, inspectors do have the power to negotiate in certain circumstances.
What types of application exist?
The application can either be on the basis of a Full Plans application or a Building Notice submission.
What is a Building Notice?
This is where minor works (without detailed plans) can be carried out without prior approval, although full compliance must still be ensured by the end of the project.
What are Full Plans?
This is where full working drawings have been checked and approved by the inspector prior to starting work. This means that full compliance will be achieved, providing the drawings are followed during the building works. If a building falls under the Regulatory Reform (Fire Safety) Order 2005, the Full Plans process rather than a Building Notice submission must be followed.
What is a Regularisation Certificate?
In these circumstances, a Regularisation Certificate can be applied for to seek approval after the works are completed. This will require inspection of the work, which may mean exposing the structure.
How does the inspection process work?
Although work can proceed before formal approval is granted, it cannot proceed beyond the inspection stage until approved by an inspector.
The inspection stages include:
Excavations for foundations
Foundation concrete
Oversite
Damp-proof course
Foul water drains trenches open
Surface water drains trenches open
Occupation prior to completion (second fix)
Completion
What is a Completion Certificate?
Upon completion in line with building regulations, a Completion Certificate will be issued by the inspector. This should be retained alongside any planning permission for use in the event of a future sale of the building. A Completion Certificate is also generally required to release final funds from lenders, to obtain any warranty certification and to reclaim VAT if applicable.
How can we help?
Head to our blog archive to access even more free CPD and AssocRICS and RICS APC training and support.
Download your free AssocRICS and RICS APC resources, including e-books and revision quizzes.
Find out more about our bespoke AssocRICS and RICS APC training and support, before booking your free 15 minute consultation and signing up for your services online.
Not sure about signing up? Make sure you read what our recent successful candidates have to say in our Testimonials.
Stay tuned for our next blog post to help build a better you
N.b. Nothing in this article constitutes legal or financial advice.