The building control process involves building inspectors approving some aspects of the building work. Currently three laws control this process in England:
-Building Act 1984 (Building Act)
-Building Regulations 2010 (Building Regulations)
-Building (Approved Inspectors etc.)
-Regulations 2010 (Approved Inspectors Regulations)
There are several paths through the building control process. The work may be checked by a building control body, either: the local authority building control or a licensed approved inspector. Some types of work may be done by a ‘competent person’. This is a term for an installer who works under a scheme that has been approved by the government.
What Are Building Regulations?
The Building Regulations 2010 cover the construction and extension of buildings. You might also need building regulations approval for many alteration projects, including:
- Replacing fuse boxes and connected electrics
- Installing a bathroom that will involve plumbing
- Changing electrics near a bath or shower
- Putting in a fixed air-conditioning system
- Replacing windows and doors
- Replacing roof coverings on pitched and flat roofs
- Installing or replacing a heating system
- Adding extra radiators to a heating system
Building Regulations approval is different to planning permission and listed building consent. You could need all three. To find out if your project will need planning consents and the types needed, contact your local planning authority before any work is carried out.
List of Approved Documents Included in Building Regulations
The following documents have been published to give guidance on how to meet the Building Regulations.
- Approved Document 7: Materials & workmanship
- Approved Document A: Structure
- Approved Document B: Fire safety
- Approved Document C: Site preparation & resistance to contaminants & moisture
- Approved Document D:Toxic substances
- Approved Document E: Resistance to the passage of sound
- Approved Document F: Ventilation
- Approved Document G: Sanitation, hot water safety & water efficiency
- Approved Document H: Drainage & waste disposal
- Approved Document J: Combustion appliances & fuel storage systems
- Approved Document K: Protection from falling, collision & impact
- Approved Document L: Conservation of fuel & power
- Approved Document M: Access to 7 use of buildings
- Approved Document P: Electrical safety – dwellings
- Approved Document Q: Security – dwellings
- Approved Document R: Physical infrastructure for high speed electronic communications networks
Buildings Exempt From The Building Regulations
- Class 1 Buildings controlled under legislation for explosives, nuclear facilities or ancient monuments
- Class 2 Certain buildings not visited by people, such as plant rooms
- Class 3 Certain greenhouses, agricultural buildings and buildings for animals
- Class 4 Temporary buildings not intended to remain in situ for more than 28 days
- Class 5 Buildings used for site accommodation
- Class 6 Certain small detached buildings, generally without sleeping accommodation
- Class 7 Includes certain conservatories, porches and open-sided carports (see paragraphs A12 and A13).
Any glazing in a Class 7 building must comply with the safety requirements of Schedule 1 to the Building Regulations, which are set out in Approved Document K.
Crown buildings, such as central government offices and courts of law, which have their own systems of control.
Statutory undertakers that have been given statutory powers in relation to functions that are of a public character. Generally, they are utilities, telecoms companies or companies such as Network Rail, Airport Operators, The Metropolitan Police Authority.
Building Regulation V.S. Planning Permission
Building regulations are minimum standards for design, construction and alterations to virtually every building. Any renovation project must comply with building regulations, regardless of planning permission.
Building Regulations approval is different from Planning Permission approval, and you might need both for your project. You can apply to any local authority building control department or Approved Inspector for Building Regulations Approval.
The application of Building Regulations is separate and distinct from 'Town Planning' and 'planning permission'; the Building Regulations control how buildings are to be designed or modified on the public grounds of safety and sustainability while 'planning permission' is concerned with appropriate development, the nature of land usage, and the appearance of neighbourhoods. Therefore, both must be considered when building works are to be undertaken.
How Long Does A Building Regulation Approval Application Need?
The Application tends to take about 10 weeks.
Useful Websites & Information:
Building Act 1984 https://www.legislation.gov.uk/ukpga/1984/55
Building Regulations 2010 https://www.legislation.gov.uk/uksi/2010/2214/contents/made
Building (Approved Inspectors etc.) Regulations 2010 https://www.legislation.gov.uk/uksi/2010/2215/contents/made
BCA (Building Control Alliance): an industry group made up of representatives from clients, stakeholders and all the organisations directly involved in building control in England and Wales. https://buildingcontrolalliance.org/
ACAI (Association of Consultant Approved Inspectors): the membership body and trade association for the Approved Inspector industry. The ACAI have produced a bespoke contract for use by Approved Inspectors. http://www.theacai.org/
The CICAIR Code of Conduct for Approved Inspectors: https://www.cicair.org.uk/wp-content/uploads/2020/02/02CICAIR_CodeofConduct_01.01.2017.pdf
Circular Letters published by the Government providing guidance about changes to building regulations policy.
For England: https://www.gov.uk/government/collections/building-regulations-divisional-circular-letters
For Wales: https://gov.wales/building-planning
Approved Documents published by the Government providing guidance on ways to meet the building regulations.
For England: https://www.gov.uk/government/collections/approved-documents
For Wales: https://gov.wales/building-planning
