Building regulations
Works and matters not controlled by Building Regulations
Documentation and historical searches
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.
Helpfull Information:
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 The Regulatory Reform (Fire Safety) Order 2005 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 34KB)
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 form (PDF 34KB)
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 form (PDF 25KB)
Demolition notice application (Section 80)
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 2010 (Please note that new charges apply from 01 October 2010.)
The Fee calculations are based on the VAT rate of 20%.
Charges for works controlled by the Building Regulations Act 2000 (as amended) are set by the council in accordance with The Building (Local Authority Charges) Regulations 2010. With the exception of Regularisations, all charges are subject to VAT at the appropriate rate.
If paying via credit/debit card please ring telephone number 020 8359 4500. All cheques should be made payable to the London Borough of Barnet.
For works over £150,000 (estimated cost) please complete and return a quotation request form which you can find below or contact us on 020 8359 4500 for further advice.
These notes are for guidance only & do not substitute for Statutory Instrument 2010. No.404 which contains the full statement of the law.
- Domestic Charges
- Non-Domestic Charges
- Quotation Form for Works Over £150,000.00
- Fees from 01-10-2010 including guidance notes
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. An additional Charge of £30 (inc. VAT) will be required if a completion certificate is requested.
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(1) 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 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.
Help
If you require assistance in determining the appropriate charge for your works please contact Building Control on 020 8359 4500.
Exempt works
Some types of building work may be carried out without submitting a Building Regulations application. The main types of works that are exempt are:
- Porches – if not used for any other purpose, e.g. does not contain a sink or w/c, is built on the ground, less than 30m², is separated from the dwelling by a suitable door and Regulations
- Conservatories – built on the ground, less than 30m², attached to the dwelling but separated by a suitable door. NB! An application would be required for any new or enlarged structural opening
- Garages or small detached buildings less then 15m² with no sleeping accommodation
- Garages or single storey detached buildings less than 30m² with no sleeping accommodation and either more than 1m from the boundary or constructed of non-combustible materials
- Greenhouses and Agricultural buildings
- Carports –open on at least two sides
- Covered Ways
- Detached buildings not normally used by people
- Temporary buildings – if they are to remain no longer than 28days
- Construction site and sales office
Please note that any glazing or fixed electrical installations would need to comply with the applicable parts of the Building Regulations. For a complete list of exemptions please refer to Schedule 2, 3 and 4 of the Building Regulations or check out the DCLG website www.planningportal.gov.uk/permission/
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 15 square metres, or if between 15 and 30 square metres are positioned a minimum of one metre from the boundary.
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.
- If you are having construction or refurbishment work done, you may need to notify the Health & Safety Executive (HSE) and you may have other duties as well.
Chimney Breast Removal
Gallows brackets to support chimney breasts are generally acceptable provided that appropriate details are submitted and the site conditions are suitable.
Where we have any concerns about the proposals we will require calculations to justify or amended details to be provided. For instance the party wall should be at least 215mm thick, the brickwork in the party wall must be in good condition, the brickwork of the chimney must be bonded to the party wall and if the chimney is in a flank wall then the implications for lateral stability must be taken into account.
In most cases in a house a chimney breast projects approximately 340mm from the face of the party wall and standard gallows brackets are designed to accommodate this. If a chimney breast extended further than this we would require calculations to justify the proposals and in this case we would expect a beam to be provided. With regard to the maximum dimension of an unsupported corbel I would refer you BS 5628: Part 3 cl.27.8 which indicates the maximum dimension to be 1/3 the thickness of the wall.
If a chimney breast has been removed in the property that shares the party wall the use of gallows bracket may not always be suitable and would be subject to an assessment of the party wall by a qualified structural engineer acting for the applicant.
Where works are proposed to be undertaken on the party wall you should have been informed by your neighbour at least 2 months before works are planned to commence. Adjoining owners can agree with these proposals or reach agreement with the Building owner on changes in the way the works are to be carried out and in their timing. Where there is no agreement this Act provides a framework for preventing and resolving disputes in relation to party walls by the appointment of an 'Agreed Surveyor or Surveyors' as defined in The Party Wall etc Act 1996.
Building Control Inspection Regime
Site inspections
Our inspection service is a key part in the success of your project, we visit site and provide advice when requested to help ensure that the work complies with the Building Regulations. In order to show us that the works meet the minimum standards you must notify us before work starts and at various stages of construction as outlined below.
When can I start work?
For Building Notice applications 2 working days after we have been told works are to commence, that your application has been validated and we have contact details of the builder. There is a commencement notice attached to the back of the application form that can be used for this.
For Full Plans applications you will only receive the full benefit and protection of this route if you wait until you have received approval from us before commencement: there is however nothing to stop you starting work in line with the Building Notice procedure above.
How do I arrange an inspection?
Please contact us on 020 8359 4500 Monday to Friday 9:00 to 17:00.
When are inspections carried out?
Monday to Friday usually between 11:00 and 15:00.; we may do same day inspections if called before 10:00 am.
How frequently will the Building Control Surveyor inspect?
As often as is necessary to show that the Building Regulations have been complied with. It is not however practicable for every item of work to which the regulations relate to be examined; we target inspections to Health and Safety matters. Our visiting surveyor will discuss with the builder the stages of construction we need to inspect however below are some examples of the various key stages of work we typically inspect.
Extensions:
- New excavations for foundations
- Oversite and any sub-floor ventilation
- Damp-proof courses to walls and damp-proof membranes to floors
- Above and below ground drainage alterations including witnessing of drain tests
- Structural members and roofing including any restraint straps
- Insulation and condensation control to the building fabric.
- Ventilation to rooms
- Completion
Loft conversions:
- Structural members including support to any removed chimney stacks
- Floor, wall and roof timbers
- Insulation to floors, roof and walls including condensation control in the fabric of the loft
- New drainage, including witnessing a drain test
- Stairs, handrails, headroom, and any safety glass
- Fire safety provisions including escape routes, fire doors and fire alarms
- Completion
Flat conversions:
- Sound insulation to floors, ceilings and partitions,
- Structural changes including new partitions and any necessary vertical or horizontal ties
- New drainage, including witnessing a drain test
- Insulation and heat loss provisions including windows, walls and roof
- Ventilation to rooms
- Fire safety provisions including escape routes, fire separation, fire doors, emergency lighting and fire alarms
- Completion
Underpinning:
- First pin
- Foundation to new sequence
- Dry packing and next excavation
- Last excavation
- Completion.
The above inspections are not necessarily the only ones we may make, we do sometimes carry out unannounced ones and some jobs will require specific extra inspections such as fire protection to the structure; more complex/large projects may require daily visits. Our surveyor will discuss with the builder the next stage that we need to be called to inspect. Please note it is possible for several stages of work to be inspected at the same time. Client specifications or other issues are not commented upon provided the minimum standards of the Building Regulations are met.
The inspection people most frequently forget to call us for is the completion. This is an important inspection as it is usually the last chance for us to work with the builder to remedy any defect. This may also delay us in issuing a completion certificate.
Statement of accounts 2010/2011
building_control_note_1011-_final_220911.xls
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.
Email this pageLast modified by: Sean Johnson on 03/02/2012