Signs of Defects and ProblemsThe building inspector will crawl under the floor, inside the roof and everywhere in between also investigating the site drainage, grounds and retaining walls to uncover any hidden defects.
1. It helps check that buildings are built to building regulations standards. Building control surveyors check that building work complies with the building regulations, a set of standards intended to protect people's safety, health and welfare in and around built environments.
A few examples of development that can be exempt development are: decks, garden sheds, carports, fences, repairing a window or painting a house. As long as the proposed works meet all of the development standards (identified in the State Policy for exempt and complying development), approval may not be needed.
A building inspection is just one check you can get done before buying a property. The building inspection report is a written account of the property's condition. It will include any significant building defects or problems such as rising damp, movement in the walls (cracking), safety hazards or a faulty roof.
Q Can you sue the building inspector if they miss something important in their report? A You can and must. First, check the inspector has professional indemnity insurance (it would be rare they did not but not unheard of). For those without the requisite tertiary qualifications, now is the time to call your lawyer.
Yes, you can get retrospective building control approval. If you didn't apply for building regs approval for the work before, or perhaps building work carried out by the previous owner didn't have the relevant completion certificates, you can apply for 'regularisation' – retrospective approval.
If you are carrying out building work you are required, under the building regulations, to give the local authority notice of when the work has reached a particular stage. Inspections are only carried out at certain stages of the building work.
Building regulations cover all aspects of construction, including foundations and underpinning, the overall stability of the building, damp-proofing, insulation, ventilation, heating, fire protection and means of escape in case of fire. All extensions and conversions will require building regulations approval.
Appointing an Approved InspectorTo begin the building control process, the Approved Inspector will need to obtain written authorisation from the owner of the building or, in the case of volume housing, the builder or developer, that they have permission to act as the building control body on the project.
Building regulations (building control) are standards that apply to all buildings to make sure they are safe for people who are in or around them. The Regulations are a series of Approved Documents covering the technical aspects of construction work.
A decision should be received within five weeks for a full plans application. However, this may be extended to two months by agreement. It is necessary then to give the building control body two working days notice before commencing the works.
Follow these five steps to building regulations approval and getting that all important completion certificate.
- Choose a building control surveyor.
- Submit your building regulations application.
- Get to work.
- The building control surveyor visit.
- The completion visit!
Building regulations - a guideThe 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 do so within 28 days, and you will be liable for the costs.
A charge is usually payable for the submission of a Building Notice, this charge covers the inspection of works and must be paid totally with the submission. The fee is equivalent to the plan fee and inspection fees payable for a Full Plans submission.
Enforcement NoticesA five-year time limit applies to service of the notice from the date of completion of the works or the material change or use. The enforcement notice may require steps to be taken within the period specified in order to ensure compliance with building regulations.
If the owner does not comply with the notice the local authority has the power to undertake the work itself and recover the costs of doing so from the owner. If no other approved inspector takes on the work, the building control function will automatically be taken on by your local authority.
It may seem unfair that the local authority cannot be sued for failing to identify defects in work which their building control officers have inspected. However, it reinforces the need for property owners to make sure that they have adequate protection in place should building work prove to be defective.
To work in building control for a council
- ten to 20 years' work experience in building.
- a relevant qualification such as a diploma or Bachelor's degree in fields such as building science, construction, architecture or engineering.
You do not need building regulations approval for some exempt projects, including: most repairs, replacements and maintenance work (except heating systems, oil tanks, fuse boxes and glazing units) new power and lighting points, or changes to existing circuits (except around baths and showers)
The term 'building control officer' generally (although not always) refers to an employee of the local authority, whereas 'approved inspector' is a private sector individual or organisation. Checking and commenting on proposals for compliance with the building regulations.
You can apply for building regulations approval from your local authority building control service by giving a building notice. Plans are not required with this process so it's quicker and less detailed than the full plans application.
A Building Control Surveyor will visit on commencement of the works to discuss the further inspections that will have to be made. It is you or your builder's responsibility to notify us on completion of each stage of the work to enable an inspection to be carried out.
