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BUILDING CONTROL REGULATIONS

Information about Building Control regulations, including examples of work requiring an application, the application process, fees and certificates are below.

Examples of Work Requiring An Application
• Erecting a new building or extending an existing building.
• Changing the use of a building (eg house to offices).
• Converting a roofspace or garage.
• Carrying out structural alterations such as:
- replacing existing walls, floors, roofs, stairs
- making two rooms into one
- removal of a chimney breast
- installing cavity wall insulation
- drylining walls or lining walls/ceilings with sheeting or boarding
- replacing fire doors
• Provision of services or fittings - for example:
- installation of central heating
- replacement/relining flues
- installation of new sanitary appliances (ie: not replacement)

Exemptions
Some examples of works that are exempted from requiring an application are: certain porches, conservatories, open carports or covered areas being extensions not exceeding 30m2 in area; certain detached garages and single storey buildings not exceeding 30m2 in area; certain sheds not exceeding 15m2 in area; certain agricultural buildings; fences, garden walls, gates; certain greenhouses; replacement windows; replacement boilers and fireplaces; replacement sanitary fittings and drainage.

Full Plans Application

STAGE 1 - SUBMISSION OF THE APPLICATION
The completed application form should be submitted along with the appropriate fee and two copies of each of the following: location map, site plan, construction plans and technical specification.

STAGE 2 - ASSESSMENT OF PROPOSAL
The plans are assessed for compliance with Building Regulations and any required revisions notified to the agent who may then submit amended plans. When these are received and all details are satisfactory the plans can be approved. An Approval Certificate and one set of approved plans will be returned.

STAGE 3 - COMMENCEMENT OF WORK & SITE INSPECTIONS
Before the builder commences work, Building Control must be notified so that a Building Control Surveyor can visit the site. They will carry out inspections from commencement to completion. There is a legal obligation on any person causing works to be carried out to advise the Building Control Department at various stages so that inspections may be undertaken. Building Control will undertake any other inspections as are deemed necessary. If the builder commences work prior to approval of the plans, he proceeds entirely at his own risk. After the first inspection has been carried out, the inspection fee is due.

STAGE 4 - COMPLETION
A Completion Certificate is issued once the work has been completed satisfactorily in line with the Building Regulations. The Completion Certificate and the plan Approval Certificate are important legal documents which should be stored safely, perhaps with the deeds of the property.

Building Notice Application

A Building Notice can be submitted for any domestic application, for example an extension or alteration to a house, a roofspace conversion, installation of a service, or even the erection of a house. It is not obligatory to provide plans for assessment by Building Control.

STAGE 1 - SUBMISSION OF THE BUILDING NOTICE APPLICATION
The completed Building Notice application form should be submitted along with the appropriate fee, details of the project including location, and a brief description of materials to be used.

STAGE 2 - COMMENCEMENT OF WORK & SITE INSPECTIONS
Site inspections are carried out in the same manner as the Full Plans route and are essential as no plans are submitted under the Building Notice. The initial inspection is particularly important as the Building Control Surveyor will be able to advise of potential problems. The onus is on the applicant to notify the Building Control Department and request inspections.

STAGE 3 - COMPLETION
Provided the works are carried out to the satisfaction of the Building Control department, a Completion Certificate will be issued confirming that the work complies with the Building Regulations.

Regularisation Certificates
Building work is sometimes carried out without approval having been obtained under Building Regulations (it should be noted that this is a contravention of the law, giving rise to the possibility of prosecution). In these circumstances an application for a Building Regularisation Certificate can be made for which a fee is chargeable.

Inspections will be carried out to ascertain whether or not the work complies with Building Regulations. An opportunity will be given to carry out any additional or remedial work in order that a certificate may be issued.

There is no legal requirement to apply for a Regularisation Certificate, however there is a legal requirement to comply with Building Regulations. Failure in this regard is an offence in law and may create problems when the property changes ownership.

Building Regulation Fees
Fees are generally payable in two stages: "a plan fee" that is paid when an application is made and an "inspection fee" that is invoiced once the first inspection has been carried out. When a Building Notice application is made, the total fee (plan fee plus inspection fee) is payable at the time of making the application.

Useful Links

Building Control Northern Ireland: www.buildingcontrol-ni.com

DOE Planning Service: Tel: 028 4461 8000, www.doeni.gov.uk

Lands and Property Services: www.lpsni.gov.uk

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