Building regulations

Building regulations are set minimum standards in the construction of buildings for the health, safety, comfort and convenience of building users. If you want to construct, extend or alter a dwelling or a building that is a workplace, it is likely that you will need to make an application under the building regulations but in some types of building works are exempt.

The regulations cover structural stability, fire precautions, means of escape, damp-proofing, sound insulation, electrical safety, ventilation, drainage, energy conservation and access and facilities for disabled people.

Making an application

Full plans application

We require detailed plans of your proposals and, where applicable, structural calculations. We check for compliance with building regulations. We will correspond with you or your agent on any additional information or amendments that may be required. When we receive details showing you have complied with the regulations, we will issue a Passing of Plans Notice.

You are entitled to prepare the plans yourself but it is recommended that you seek the services of a professional to prepare your plans and act as your agent.

Full Plans applications must be used on building work in relation to a building put to or intended to be put to a use which is designated under Fire Precautions Act 1971 and when building over or near a public sewer. Charges are the same whether using full plans or building notice.

Full plans application form (PDF 44KB)

Building notice application

We recommend that building notices are used for minor works and uncomplicated works. You should consult with us for guidance. Where we deem it necessary, detailed plans and structural calculations may be required.

Building notice application form (PDF 42KB)

Regularisation application

This applies where works have commenced or have been completed since November 1985 and we have not received a building notice or full plans application. Where this method applies the owner or agent on behalf of the owner, may seek to regularise the unauthorised works by applying for a certificate of regularisation.

This method is dependent on the site works being exposed for inspection and may involve sampling and testing of materials used. Structural calculations and detailed plans may also be requested.

Regularisation application form (PDF 36KB)

Domestic electrical work

We require the electrical installation form to be completed where the works will not be carried out by a competent person registered with a Competent person scheme. (external link)

Electrical installation form (PDF 24KB)

Fees 2008

The Fee calculations are based on 15% VAT

The fee schedule below is calculated at the new vat rate.

Charges for works as controlled by the Building Regulations 2000 (as amended) are set by the council in accordance with The Building (Local Authority Charges) Regulations 1998. All charges are subject to VAT at the appropriate rate except the Regularization charge.

If paying via credit/debit card please ring telephone number 020 8359 4500. All cheques should be made payable to London Borough of Barnet. For works over £100,000 (estimated cost) please contact us on 020 8359 4500 for further advice.

Schedule 1 (PDF 54KB) - new houses and flats up to 300 square metres in floor area and no more than 3 storeys including basements.

Schedule 2 (PDF 48KB) - certain detached garages and domestic extensions up to three storeys and loft conversions. For certain detached garages and domestic extensions up to three storeys, where the work shown on the drawings comprises more than one extension, the total floor area of all the extensions is added together. Where the aggregate area exceeds 60 square metres, Schedule 3 applies. Loft conversions (up to 60 square metres in floor area) are charged separately within Schedule 2. Where the floor area exceeds 60 square metres, Schedule 3 applies.

Schedule 3 (PDF 52KB) - other building works.

Guidance notes

These notes are for guidance only & do not substitute for Statutory Instrument 1998. No.3129 which contains the full statement of the law.

Full Plans Application Charges

The Full Plans Deposit Charge is payable on deposit of a Full Plans Application. The Site Inspection Charge is payable following the first site inspection.

Building Notice Charges

The Building Notice Charge is payable on deposit of a Building Notice.

Regularisation Charges

The Regularisation charge is payable on deposit of the application for a Regularisation certificate. Regularisation charges are 120% of the Building Notice net charge and are exempt from VAT.

Exemptions

Charges are not payable where we are satisfied that proposed work is solely for the purpose of providing means of access for disabled persons to or within a building, or for providing facilities designed to secure their greater health, safety, welfare or convenience.

This work must be carried out in relation to a building to which members of the public are admitted or is a dwelling occupied by a disabled person (refer to Reg. 9). “Disabled Person” means a person who is within any of the descriptions of persons to whom s.29 of the National Assistance Act 1948, as extended by s.8 (2) of the Mental Health Act 1959, applies. Please refer to Building Control before assuming exemption.

Total Estimated Cost

This means a reasonable estimate that would be charged by a professional builder, but excludes VAT.

Minor Work

Where the work is estimated as costing less than £5,000 or a small extension of less than 10 square metres in floor area the total charge is payable on deposit of a Full Plans application.

Loft Conversions

Loft conversions having one or more rooms in the roof are based on floor area and charged within schedule 2.

Help

If you require assistance in determining the appropriate charge for your works please contact Building Control on 020 8359 4500.

Exempt works

Exempt work are:

the extension of a building by the addition at ground level of:
a) a conservatory, porch, covered yard or covered way; or
b) a carport open on at least two sides;
where the floor area does not exceed 30 square metres, provided that in the case of a conservatory or porch which is wholly or partly glazed, the glazing satisfies the requirement of Building Regulation Part N Safety Glazing. An exempt conservatory must be separated from the remainder of the house by a wall, door or window.
A detached single storey building, having a floor area which does not exceed 30 square metres, which contains no sleeping accommodation and is a building:
a) at no point of which is less than one metre from the boundary of its curtilage; or
b) which is constructed substantially of non-combustible material.

These exemptions cover:

Detached garages having less than 30 square metres in floor area, and constructed of non-combustible materials.
Detached summer house having less than 30 square metres in floor area, and containing no sleeping accommodation and constructed of non-combustible materials.
Timber sheds are also exempt providing they are less than 30 square metres in floor area, and positioned a minimum of one metre from the boundary of its curtilage.

Works and matters not controlled by building regulations

Vehicle crossovers, these are controlled by the council
Hoarding, scaffold and skip licences.
Erection of boundary fence and boundary walls; but these may be controlled by Planning legislation and you are advised to check with the council's planning department
Damage to adjoining private property - this is a civil matter and is not controlled by Building Regulations. If the Party Wall Act (external link) applied to the works being undertaken, then action may be taken by the owner of the property.
New driveway or patio area, these are not controlled by Building Regulations, but you are advised to check with the council's planning department.

Documentation and historical searches

The council does not guarantee availability of Building Control documentation especially with older properties. If we are unable to provide a copy of original documentation we will attempt to confirm relevant dates from our records.

Further information about historical searches can be found in frequently asked questions.