FAQs
What is building control?
Building Control is the procedure that ensures that building work is carried out to approved standards and building legislation which safeguards that safe and healthy conditions are provided for the users of all buildings.
Caution: Faulty work can affect the value of your property.
What are building regulations?
The regulations apply throughout the country. They cover structural stability, fire resistance, means of escape, drainage, ventilation, sound insulation, energy conservation, access and facilities for people with disabilities and electrical safety.
Do I need to apply for Building Regulations Consent?
Most construction works require the submission of a Building Regulations Application; however some minor works are exempt from this requirement. Types of building work requiring an application, and a list of some exempt works can be found on the LABC website www.labc.uk.com , by calling Building Control on 01438 242264 or by e-mailing buildingcontrol@stevenage.gov.uk.
How do I go about applying?
A valid Building Regulations application is required to be submitted prior to any works commencing on-site. There are two types of application you can make - Full Plans and Building Notice. The Types of Application page give you some more detailed information about these. Alternatively, you can call Building Control on 01438 242264 or visit the Councils Offices.
How much does it cost?
The cost of an application is based on either the floor area, or the estimated cost of works (or a combination of both) or the number of units being created when constructing new dwellings. Fee sheets are available online with the other essential forms on the Forms and Guidance page. Alternatively please call 01438 242264 or e-mail buildingcontrol@stevenage.gov.uk.
What is the difference between Building Regulations and planning permission?
- The legislation for both is very important in development but is fundamentally different. Building Regulations consider the construction of the proposed work and how to comply with the Regulations. They represent a minimum standard.
- Town Planning legislation (planning permission) principally deals with the appearance of new building work and how it will impact on the surrounding residents and general locality.
- Simply put Planning Permission deals with a buildings appearance and Building Control deals with how the building is put together.
Can I speak to a Building Control Surveyor?
Yes. Building Control Surveyors are available from 8.30-10.30am and between 3.30-5.00pm to discuss any Building Control issues you might have. You can contact a surveyor by telephone on 01438 242264 or alternatively drop in to the Councils Offices with any plans you would like them to look at, although booking an appointment is recommended.
Can I apply online?
Yes, applications can be submitted to this authority via the Submit-a-plan website. Submit-a-Plan is the LABC (Local Authority Building Control) National Portal for making electronic and offline Building Control applications to ANY Local Authority in England, Wales and Northern Ireland as well as reporting dangerous structures. Can be found at www.submitaplan.com.
Completion certificates
Under both types of application we issue a free Completion Certificate when we are satisfied the work is finished and complies with the requirements of the regulations. Completion Certificates are becoming increasingly important, and many people struggle to sell their property if these have not been obtained.
How much notice is required for a site inspection?
The Regulations require that the person carrying out building work shall give the Building Control office notice when the work has reached a particular stage. The prescribed stages are set out below. The notice may be written, given by telephone or emailed to the Building Control office. The following are the stages at which notification should be given. Stage 6 is not mandatory but it is strongly recommended. In practise any request received for an inspection before 10.30am on a working day will be visited on that same day.
| Stage of Works | Period of notice to be given |
|---|---|
| 1. Commencement | Not less than 2 working days |
| 2. Foundation Excavation 3. Foundation concrete 4. Damp proof courses 5. Oversite preparation | Not less than 1 working day |
| 6. Haunching or laying a drain 7. Covering a drain | Not less than 5 working days after |
| 8. Occupation of a building or part of the building | Not less than 5 working days before |
(These times exclude Saturdays, Sundays, Christmas Day, Good Friday or any other Bank or Public Holiday).
How do I request an inspection by a Building Control Surveyor?
All inspections requested before 10.30am on a working day will be visited on that day. You can request an inspection electronically using the online form available below:
- Site visit request (online form)
by telephoning 01438 242264 or you can write to us at the following address:
Building Control Unit
Stevenage Borough Council
Daneshill House
Danestrete
Stevenage
SG1 1HN
Why does a Building Notice cost the same as a Full Plans Application?
If you do not check plans on Building Notice applications, why are the charges the same as for Full Plans Applications?
As no plan check is made, additional reliance is placed on the inspection stage of the process to ensure the Building Regulations are complied with. This translates into a requirement for either more inspections being necessary, or the inspections made taking longer than would be the case with a Full Plans application, hence the total cost is the same.
What if things go wrong?
If problems arise during the progress of works our officers will do their best to help find solutions, and will be happy to offer advice to both you and your builder. Ultimately however the Building Control service is not a warranty organisation and if the building work fails to meet your needs or expectations your redress would be against your builder, not the Borough Council.
For this reason you should take great care in selecting a builder who is reliable and who is still likely to be around if you have problems two or three years into the future. If you require a warranty on work you intend to carry out, several schemes are now available which work in conjunction with our Building Control service, and we will be happy to supply further information on request.
Please note however, that as these are insurance-backed schemes, you will need to pay an additional charge directly to the warranty provider in order to take advantage of the cover offered.
If I make a Building Notice application, will the Building Control Officer tell me how to carry out the work during his/her first visit?
No - while we are always willing to offer help and advice you should not expect to use the Building Control Officer as a substitute for an Architect or designer. If you are not confident that you (or your builder) are fully conversant with the requirements of the regulations then we would strongly advise you not to use a Building Notice application.
Can the Building Control Officer recommend a suitable builder?
No. Your Building Control Officer is required to be completely impartial in their dealings with any builder or client and this would obviously not be possible if they were in the position of recommending one builder ahead of another. We are well aware of the difficulties involved in finding a good builder however and hope that recent Government initiatives on controlling the 'Cowboy Builder' will lead to us being able to offer more assistance in the future.
For the time being we would recommend that you :-
1. Choose an established builder and ask to talk to previous clients - ask if they were happy with the work, was it started and completed on time and was the final bill in line with the estimate. A builder with a reputation to preserve is more likely to be around if you have problems later.
2. Never choose a builder on the basis of a low estimate alone. Good builders who refuse to cut corners will seldom be able to compete on price with those that do.
3. Avoid builders who offer VAT free deals in return for cash payments. A builder who will fiddle the taxman will probably not think twice about fiddling you as well!
4. Be clear from the outset exactly what you want the builder to do and then stick to it - changing your mind too often will probably prove expensive.
5. Try to agree a simple contract with your builder - the vast majority of smaller work is carried out without the benefit of any written contract at all.
Try to get as much as possible in writing, for example :-
- Exactly what is included in the estimate (or preferably quotation)
- When will work start and how long will it take
- What payments will the builder expect from you before the works are finished
- On what basis you will want to agree any increase in cost (before the money is spent)
- What arrangements will the builder make for your safety and convenience as works proceed
- Is the builder properly insured?
- A suitable written contract you could use can be purchased, or found on-line.
6. When the works are completed to the satisfaction of your Building Control Officer you will be sent a 'Completion Certificate'. We recommend that you do not make the final payment to your builder until you have the certificate, but try to agree this with your builder at the outset (see 5 above). Completion certificates are becoming increasingly important and it is likely that you will have difficulty selling your property in the future without one.
Buildings exempt from control under the Buildings Regulations 2000
Displayed below are examples of the most common buildings and extensions that we get asked about.
Note: These single storey buildings and extensions are exempt provided they do not contain sleeping accommodation and no electrical supplies (lighting or power) are provided to or within them.
Exempt detached buildings
D1 Floor area up to 15m². Can be built of any materials.
D2 Floor area up to 30m². Must be built of substantially non-combustible materials i.e. Timber doors and gutter facia boards are O.K. as are flat roofs with mineral chippings on felt covering or pitched roofs if they have concrete or clay tiles.
D3 Floor area up to 30m² and at least 1.0m from any boundary. Can be built of any materials.
No building should be built so as to obstruct a boiler flue or airbrick/ventilator providing combustion air to a boiler.
Exempt extensions
In all case the floor area should not be more than 30m² and glazing should generally be in safety glass.
E1 Conservatory, subject to meeting certain requirements
E2 Porch, but with existing house door retained.
E3 Carport, open on two or more sides. The ends can be counted as sides and doors/windows are allowed between the house and carport.
No extension should be built so as to obstruct a boiler flue or airbrick/ventilator providing combustion air to a boiler.
Please note that town and country planning exemptions are different and you should contact a Planning Technician or Officer:
For planning enquiries only, dial: 01438 242159