Q.
- Do I need approval to insert cavity wall insulation?
A. - Yes.
However the majority
of Installers will submit this on your behalf.
Q.
- Do
I need approval to build an extension to my house?
A. - Yes,
but a proch or conservatory
built at ground level and under 30m2 in floor area is exempt.
To qualify as exempt, a conservatory must have a roof which is transparent or translucent and walls which are at least 50% glazed. For both a porch and conservatory to be exempt from control under the regulations they cannot be open plan to the existing dwelling, i.e. they must be entered from the house by a door which encloses the new extension.
Q. - Do I need approval for a loft conversion?A. - Yes
Q.
- Do
I need approval for a loft conversion?
A. - No, if the repairs
are of a minor nature
and you are replacing like for like. This includes replacing the felt to a flat roof, 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 tiles are the same type then no approval is needed.
If the new tiling or roofing material differs from that than the existing materials then an approval
under the Building regulations may be required.
Q.
- Do
I need approval to make internal alterations within my house?
A.
- 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
three-storey house, work is necessary to maintain the means of escape in case of fire.
Q.
- Do I have to
pay anything for the service?
A. - Yes. A charge is payable
to the local authority
unless the work is exempt.
Q.
- What will the local authority do?
A.
- 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 or your agent 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.
Q.
- What
can I do if my plans are rejected?
A. - You can resubmit them
with amendments to make
them comply with Building Regulations. In order to re-submit after a rejection notice has been issued,
you will be required to submit plans that will clarify any outstanding matters and provided that the
issues can be resolved, an approval notice will be issued. Please note that there is no charge for the
resubmission of plans.
If you think the decision to reject is not justified, you can refer the matter to Office of the Deputy Prime Minister (ODPM) 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 ODPM 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 payable to the ODPM.
Q.
- What
happens if I
do work without approval?
A. - 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.
Q.
- What
happens if I disagree with the notice?
A. - 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
that 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 that you have carried out is shown on the plans that the local authority
approved or failed to reject within five weeks or two months if you agree, from deposit of the plans.
Q.
- Are
there penalties for contravening Building Regulations?
A. - Yes.
If you contravene
the Regulations by building without notifying the local authority or by carrying out work that does
not comply, the local authority can commence proceedings that 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
A. - No.
But, of course, you should make sure that the work is done safely to avoid accidents. A leaflet on safe construction of free standing walls is available from your Local Authority (There are different regulations in Inner London and you would be advised to make further enquiries of the London Borough where you live before starting work on building a wall over 2 metres high).
Your attention is drawn to the requirements of The Party Wall etc. Act 1996.
Q. - Do I need approval to build a garage extension to my house?Q.
- Do
I need approval to build a detached garage
A. - But a single
storey garage at ground
level, under 30m2 in floor area is exempt provided either:
Q.
- Do
I need approval to convert my house into flats
A. - Yes - even where construction
work
may not be necessary
Q.
- Do I need approval
to install or replace electric wiring?
A. - Possibly, but
it depends on the extent
of the replacement. Part P of the building regulations control electrical work on certain domestic works.
A guide as to the extent of control can be downloaded by clicking this Wessex Guidance on Part P.