Loft Conversions

More than 1 million UK homes have loft conversions.

They can cost a third of the price of moving house and could increase the value of your home.




Thinking of Converting Your Loft?

• Seek professional advice before work commences as not all lofts are suitable for conversion.
• Planning permission may be required.
• Party wall regulations may apply- visit www.rics.org/partywalls for more information on the Pary Wall Act.
• Choose your builder carefully.
• Consider appointing a Chartered Surveyor/Engineer to oversee work.
• Building Regulation approval is required.

What does the Building Inspector do?

Undertake a completion inspection and usually pre-plaster but this is not a requirement.

Some of the main checks during this inspection are :

• The structural strength of the proposed floor is sufficient.
• The stability of the structure (including roof)is not endangered.
• Safe escape from fire.
• Safely designed stairs to the new floor with minimum headroom requirements.
• Reasonable sound insulation between floors,the conversion and the rooms below.
• Upgraded thermal insulation

N.B.If contraventions are discovered during the completion inspection it can be expensive to alter the work at this stage.

Building Control Guidance notes for loft conversions can be found at http://www.buildingbuilding.co.uk/.

Do the Building Regulations apply to garden or boundary walls?

No- The Building Regulations do not apply if you want to build or alter a garden or boundary wall unless it also forms part of the building. A gable wall to a house could also be a boundary wall but if it is just a wall then no. You should make sure that the work is done safely to avoid accidents. You may also need to consider the Party Wall Act under which you must give notice to adjoining owners.

Building a garden wall can present a danger if not built properly and existing walls should be maintained in a safe condition. The Local Authority has powers to make safe dangerous structures such as unstable boundary walls, the cost being met by the owner.

The boundary wall in the photo does not require Building Regulation approval to take down or rebuild but the Party Wall Act does. The wall in its present condition is in danger of collapse and is under going remedial works.

If I want to carry out repairs to my home, will the Building Regulations apply?

Driving between Bala and Porthmadog today I stopped to make a couple of phone calls. I noticed an old farm house that might be described as "with scope for improvement".

If you want to carry out minor repairs to your home e.g. re-pointing brickwork, or replacing floorboards then Building Regulations would not be required.
Replacing one or more windows in your home (or most other buildings) then Building Regulations would be required.
Employing a FENSA(Fenestration Self-Assessment Scheme) registered installer meaqns that you wont need to involve a Building Control service. But on completion the installer must give a certificate of compliance to both you and the Local Authority. If the window installer is not FENSA registered then you need to make an application to a Building Control service.
If the work amounts to repairs only, for example replacing broken glass then you do not need to apply.

Look at the windows in the photo I think they had gone slightly past the repair stage.


"If you want to carry out internal alteration it is very likely that the Building Regulations will apply. The regulations specify what forms of alteration amount to material alteration and are therefore Building work taking account of the potential for the proposed work to adversely affect compliance of the building with specific requirements."

Confused ...... ask a Building Inspector.

Underpinning and the Building Regulations

Does underpinning a Building require Building Regulation approval? Yes

Traditional Underpinning The oldest method of underpinning used, where the affected wall has sections excavated in a “hit and miss” sequence to a designed depth below the existing foundation. This is then inspected by the Building Control Body and then back filled with concrete. This method is carried out until all of the affected area has been underpinned. This method can be used in either a settlement or a heave condition.

The photo shows a site I inspected today, the excavation had been taken down to 2.3m into sandstone. Concrete will be poured into the hole up to the underside of the existing foundation.

For advice on underpinning and other structural works to buildings you should consult a Structural Engineer

Contravention and enforcement of the Building Regulations

What happens if I contravene the Building Regulations?

The Local Authority has a duty to enforce the Building Regulation, this is normally carried out by informal means, if something is wrong then they will ask you to put it right. The Building Regs is not concerned with safety on site but with the building work.

Where an approved inspector is carrying out the building control service the responsibility for checking that the Building Regulations are complied with lie with the inspector. However we do not have enforcement powers and if the work does not comply and the Builder/Owner will not carry out the work we have to cancel the initial notice and hand back to the Local Authority who will then have enforcement powers to require you to alter the work if they think necessary.

In reality if something is wrong on site this is usually put right once it has been pointed out and enforcement action is very rare.

Approved Inspectors Building Control Service

You dont have to use Local Authority Building Control, there is an alternative! Approved Inspectors are private sector companies or practitioners and are approved for the purpose of carrying out the Building Control Service as an alternative to Local Authority. All approved inspectors are registered with the Construction Industry Council(CIC) who can provide a list of members. www.cic.org.uk

An approved inspector(AI) will take on responsibility for plan checking and inspection of your building work and issue a completion certificate on satisfactory completion.

Fees for carrying out the Building Control service are often lower than Local Authority with the advantage of dealing with one company for any work in England and Wales.

Building Act 1984

Building Regulations, under the powers provided in the Building Act 1984 apply in England and Wales, are mainly found in the Building Regulations 2000(as amended) and The Building(Approved Inspectors) Regulations 2000(as amended), which can be found in the Legislation section at www.communities.gov.uk The legislation covers both the technical standards that need to be met and the procedures that need to be followed

The main function of Building Control is to ensure compliance with the Building Regulations. This function is carried out by a Building Control Body(BCB), either a Local Authority or a private sector Approved Inspector(AI).

Some types of Building work can be self-certificated as compliant with building regulations by a member of a Competant Person Scheme without the need to notify a BCB.

I would advice always to discuss the proposals with the BCB well before starting work. Building Regulation submission is often left to the last minute and this can cost the developer time and money in changes required by Building Control.

Top Tip!... The inspections which BCBs carry out should not be confused with full site supervision. Inspections are only carried out at certain stages of the building work. Completion certificates are not a guarantee or warranty for the building work that has been carried out. If you require a warranty contact a warranty provided, for site supervision you should discuss this with your Architect or building designer who can often provide this service. In my experience people often think that the Building Inspector provides this service, this is not the case.

What The Building Regulations Do

The building regulations exist to ensure the health and safety of people in and around buildings. They also provide for energy conservation, and access to and use of buildings.

The Building Regulations contain various sections dealing with definitions, procedures, and what is expected in terms of the technical performance of building work.

If you suffer from insomnia you can read the Approved Documents at www.planningportal.gov.uk/approveddocuments

Why inspect foundations

Is it time to get rid of the Building Regulations?

No hard hat

http://www.youtube.com/watch?v=k6j4s50fPVU

Had he had one beer too many when he introduced HIPS

After causing massive disruption to the housing market with the introduction of Home Information Packs (HIP) is it time we had a HIP replacement?


Image courtesy Red Rag

Are you a DIY builder?

Come here for all you building regs advice

See our complete overview of Building Regulations here

BuildingBuilding.Co.UK

A fantastic new resource for builders and building owners. Please feel free to leave comments here and let us know what features you would like to see included.

What are Building Regulations?

The Building Regulations set standards for the design and construction of buildings, there main purpose is to ensure the health and safety for people in or around those buildings and also for energy conservation and access to and around buildings.

Why comply with Building Regulations?

Anyone carrying out Building work should understand the Building Regulations to make sure the work complys. If you are the owner of the building, it is ultimately you who may be served with an enforcement notice if the work does not comply with the regulations.

Planning permission may also be required and is not the same as Building Regulation approval.

What building work should comply with

Building Regulations?

Not all building work will require approval but "Building Work" is defined in Regulation 3 of the Building Regulations as:

• the erection or extension of a building
  
• the installation or extension of a service or fitting which is controlled under the regulations
  
• an alteration project involving work which will temporarily or permanently affect the ongoing compliance of the building, service or fitting with the requirements relating to structure, fire, or access to and use of buildings
  
• the insertion of insulation into a cavity wall
  
• the underpinning of the foundations of a building
  

If you are unsure if building regulations apply then you should check with a Approved Inspector or Local Authority Building Control Department.

The work should meet the relevant requirements in the Building Regulations and they should not make other fabric, services and fittings less compliant than they previously were, or dangerous.

What Building Regulations cover

The requirements with which the building work should comply are contained within fourteen Approved Documents. You do not have to follow this guidance but you would have to show that you have met the performance requirements contained in the documents.

• Part A - Structure
  
• Part B - Fire Safety
  
• Part C - Site preparation and resistance to moisture
  
• Part D - Toxic substances
  
• Part E - Resistance to the passage of sound
  
• Part F - Ventilation
  
• Part G - Hygiene
  
• Part H - Drainage and waste disposal
  
• Part J - Combustion appliances and fuel storage systems
  
• Part K - Protection from falling, collision and impact
  
• Part L - Conservation of fuel and power
  
• Part M - Access to and use of buildings
  
• Part N - Glazing-safety in relation to impact, opening and cleaning
  
• Part P - Electrical safety
  
• 
  
  

All the latest Approved Documents can be downloaded free www.planningportal.gov.uk/approveddocuments

Buildings and building work exempt from Building Regulations

Not all building work will require Building Regulation approval, subject to certain size, construction and position relative to boundaries being met. Such work can include:

• garden sheds
  
• summer-houses
  
• detached garages
  
• conservatories
  
• porches
  
• carports
  
• covered way
  
• greenhouses
  

Planning permission may still be required, if in doubt, ASK! the Planning Department.

BuildingBuilding.co.uk

Approved Inspector's Building Control Service

This is an alternative to Local Authority, if you use an approved inspector they will take on responsibility for plan checking and inspection of your building work.

An approved inspector will:

• advise you on how the Building Regulations apply to your work
• check your plans
• issue a plans certificate
• inspect the work as it progresses,and
• issue a final certificate