- Do I need approval to
build an extension to my house?
- Do I need approval to
install replacement windows in my house?
- Do I need approval for a
loft conversion?
- Do I need approval to carry
out repairs to my house?
- Do I need approval to make
internal alterations within my house?
- Do I need approval to
install sanitary fittings and appliances within my house?
- Do I need approval to
install or replace electric wiring?
- Do I need approval to
insert cavity wall insulation?
- Do my neighbours have
the right to object to what is proposed in my Building Regulations
application?
- Do I have to pay anything
for the service?
- Is there any
difference in cost between a Full Plans application and a Building
Notice?
- What will the local
authority do?
- What can I do if my plans
are rejected?
- What happens if I do
work without approval?
- What happens if I disagree
with the notice?
- Are there penalties for
contravening Building Regulations?
- Do I need approval to carry
out electrical works?
- I want to construct a
Granny Annex.
- Do I need to construct it as
a separate dwelling?
1. Do I need approval to
build an extension to my house?
Yes, but a porch or conservatory built at ground level and under
30m2 in floor area is exempt. For more guidance see:
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2. Do I need approval to install replacement
windows in my house?
Yes, From April 2002, all
replacement glazing will come within the scope of the Building
Regulations. From then on, anyone who installs replacement windows
or doors will have to comply with strict thermal performance
standards.
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One of the main reasons for the change is the need to reduce
energy loss. The Building Regulations have controlled glazing in
new buildings for many years but they represent only a very small
percentage of our total building stock. It is also essential to
improve the performance of the much larger numbers of existing
buildings if we are to meet increasingly stringent national and
global energy saving targets. When the time comes to sell your
property, your purchaser’s surveyors will ask for evidence that any
replacement glazing installed after April 2002 complies with the
new Building Regulations.
3. Do I need approval for a loft
conversion?
Yes, even if for an 'occasional use'.
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4. Do I need approval to carry
out repairs to my house?
Generally no, if the repairs are of a minor nature and you are
replacing like for like. This includes, repointing, and replacing a
small area of brickwork. Yes, if the repair consists of removing a
major part of a wall and rebuilding it.
In the case of re-roofing, if the new tiling or roofing material
is heavier, or lighter, than the existing materials then an
approval under Building regulations is required. Major renovation
work can also trigger an application where it involves the
renovation of a thermal element (i.e roof, external walls or
floors) where more than 25% of the element is affected. (E.g. this
can affect a variety of works such as re-roofing, re-rendering,
re-plastering re-flooring etc).
Building Regulations now require that where feasible the
insulation within these elements is upgraded as part of the
renovation works if the existing provisions are insufficient. The
requirements can be fairly complex and thus we recommend contacting
us to discuss your particular project.
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5. Do I
need approval to make internal alterations within my house?
Yes, if the alterations are of a
structural nature such as the removal or part removal of a
load-bearing construction - for example, a wall, partition, joist,
beam or chimney breast. You also need approval if, in altering a
house, work is necessary to maintain the means of escape in case of
fire.
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6.
Do I need approval to install sanitary
fittings and appliances within my house?
- to install hot water storage?
- yes, if the system is unvented (under direct mains
pressure).
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7. Do I need approval to install or
replace electric wiring?
Yes. Please see the section below on electrical works- section
17.
8. Do I need approval to
insert cavity wall insulation?
Yes.
9. Do my neighbours have
the right to object to what is proposed in my Building Regulations
application?
No. While there is no requirement in the Building Regulations
for you to consult your neighbours, it may be courteous to do so.
Objections may be raised under other legislation, particularly if
your proposal is subject to approval under the Town and Country
Planning Acts.
10. Do I have to pay anything
for the service?
Yes. A charge is payable to the local authority unless the work
is exempt.
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11. Is there any difference in cost
between a Full Plans application and a Building Notice?
No. With one or two exceptions - a Full Plans
application involves a two stage payment, one when you submit
your plans (Plan Charge) and one following first inspection on site
(Inspection Charge). If a Building Notice is given the 'building
notice charge' is payable when the building notice is deposited
with the Council and is the sum of the plan charge and inspection
charge.
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12. What
will the local authority do?
If you use the Full Plans procedure, the local authority will
check your plans and consult appropriate authorities (such as fire
and water companies). If your plans comply, you will receive a
notice that they have been passed. If the local authority is not
satisfied, you may be asked to make amendments or provide more
details. Alternatively, a conditional approval may be issued. If
your plans are rejected, the reasons will be stated in the
notice.
If you use the Building
Notice procedure, as with Full Plans
applications, the work will normally be inspected as it
proceeds; but you will not receive any notice indicating whether
your proposal has been passed or rejected. If, before commencement
or while work is in progress, the local authority requires further
information such as structural design calculations of plans, you
must supply the details requested.
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13. What
can I do if my plans are rejected?
You can resubmit them with amendments to make them comply with
Building Regulations. Alternatively, if you think the decision to
reject is not justified, you can refer the matter to the Secretary
of State for The Environment, Transport, and the Regions for
determination. But note that you must apply for a determination
before the work, which is in dispute, has commenced.
Where there is a mandatory requirement you may ask the local
authority to relax it if you think that is justified. If they
refuse, you may appeal to the Secretary of State within one month
of their refusal.
A charge is payable for determinations but not for appeals. The
charge is half the Plan Charge, subject to a minimum of £50 and a
maximum of £500.
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14. What happens if I do work without
approval?
The local authority has to see that building work complies with
the Regulations. If the work does not comply, you may be asked to
alter or remove it. If you fail to do this, the local authority may
serve a notice requiring you to do so.
If you have already completed work without approval it is
possible to gain retrospective approval by making a Regularisation
Application. in order to gain approval you will need to provide all
the necessary information and where requested destructive
investigations may be needed to enable the surveyor to assess
whether the building complies.
Download the
Regularisation Application Form (pdf 51kb).
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15. What
happens if I disagree with the notice?
Normally the notice will give you 28 days to rectify the work.
You can seek advice from a suitably qualified person and if you
tell the local authority you intend to do this, the 28 day period
is extended to 70 days. If the report you get from this person
causes the local authority to withdraw the notice, the local
authority may pay the expenses which you have incurred as a result
of having been served with the notice. The local authority cannot
serve a notice on you if the work which you have carried out is
shown on the plans which the local authority approved or failed to
reject within five weeks, or two months if you agree, from deposit
of the plans.
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16. Are there penalties for
contravening Building Regulations?
Yes. If you contravene the Regulations by building without
notifying the local authority or by carrying out work which does
not comply, the local authority can commence proceedings which may
lead to a fine. If you are convicted, you are liable to a penalty
not exceeding £5,000 plus £50 for each day on which each individual
contravention continues after you have been convicted.
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17. Do I need approval to carry out electrical works?
Yes. If you are carrying out works to one of the following
property/land types:
- Dwelling
- Common parts of a building serving one or more dwellings
(Excluding power supply to lifts)
- Buildings that receive electricity from a source located within
or shared from a dwelling
- A garden or in land associated with a building where the
electricity is from a source located within or shared with a
dwelling and the works consist of one of the following:
- All work that involves adding a new circuit to a dwelling
- Extra low voltage lighting installations, other than
pre-assembled, CE-marked lighting sets
- Electric floor or ceiling heating systems
- Solar photovoltaic (PV) power supply systems
- Small scale generators such as MicroCHP (combined heat and
power) units
- Garden lighting or power installations
- Extension to the electrical system (separate circuit) to small
detached buildings (sheds etc)
Plus the following work when carried out in a kitchen or
special location:
- Adding lighting points (light fittings and switches) to an
existing circuit in a special location
- Adding socket-outlets and fused spurs to an existing ring or
radial circuit
- Installing or upgrading main or supplementary equipotential
bonding (earth bonding)
Special locations and installations include:
Locations containing a bath tub or shower basin, swimming pools
or paddling pools, hot air saunas.
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18. I want to
construct a Granny Annex. Do I need to construct it as a separate
dwelling?
If the proposed annex is attached to
the main dwelling and connected via an internal interconnecting
door it will be treated as part of the main dwelling. If on the
other hand it is self contained and not connected via an internal
door it will be treated as a separate dwelling. This will have
implications for fire separation and sound proofing between the
dwellings.
Please contact us to discuss your particular project to
see how the regulations will affect you.
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19. I want to use my house for guest
house accommodation
A dwelling with no more than 3 rooms
used for commercial guest house/B and B accommodation would still
considered a dwelling on the basis that the commercial use would be
a very low scale. No application would be required.
If on the other and a larger operation
with more than 3 rooms is proposed this would constitute a material
change of use and require approval. Substantial up-grade works may
be required to satisfy the fire safety and acoustic separation
requirements under the Building Regulations.
If you are intending to use your
domestic property for commercial guest house/B and B type
accommodation, it is recommended that you speak to one of our
Surveyors for advice.
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