Building Control - Shore

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Building Control

Shore provides a professional and personalised Building Control service

Undertaking any building project can be daunting whatever your level of experience and knowledge may be. However. our team of highly skilled and experienced surveyors will support you.

With experience and expertise across a wide range of construction projects, Shore’s surveyors are dedicated to providing a professional, collaborative, quality service, no matter how big or small your project may be.

We will support you with our wealth of industry knowledge, carefully evaluating each project to tailor our services to meet your individual needs and to help you avoid unnecessary delays.

To find out more about domestic Building Control and how we can help contact us.

What is Building Control?

Shore is an Approved Inspector, authorised by Government, and licensed by the Construction Industry Council Approved Inspectors Register, to carry out Building Control anywhere in

England and Wales to ensure that building work meets the requirements of the Building Regulations 2010.

These regulations are standards for the design and construction of buildings to ensure the safety and health of the people who use them. They also include requirements to ensure energy efficiency (the conservation of fuel and power) and accessibility (providing facilities for people, including those with disabilities, to gain access and move around inside buildings

To find out more about Building Control and how we can help contact us.

We are able to use our years of knowledge and experience to become integrated into the design team to assist clients to successfully achieve their aspirations.

  • Our Services

    We provide support and advice across a range of different construction projects and industry sectors, providing an effective and efficient approach to Building Control from design to completion:

      • Design (Pre-application) Advice – Prior to submission of your application Shore welcome the opportunity to review your proposals and offer early feedback on significant areas of your design which may be impacted by the Building Regulations. Typically this may include the review of the means of escape provisions and welfare arrangements.
      • We find that this early engagement is invaluable to our clients, and can discuss your project remotely, or meet you on site or at your offices.
      • Application Submission – We will carefully check your application submission, prepare and submit the Initial Notice to the Local Authority on your behalf.
      • Plans Checking – We will check your plans for compliance with the Building Regulations. Shore will issue a Schedule of Comments and observations identifying where additional information or clarification may be required. During this process we carry out Statutory Consultations with the Fire Authority and other Statutory Undertakers where necessary.
      • Site Inspections – We will carry out site inspections at various stages of your project. Inspection schedules are tailored to the individual project and typically include (but not limited to):
        • New builds i.e. commencement, excavations, foundations etc
        • Refurbishments i.e. commencement, fire stopping, drainage etc
      • Completion – Upon successful completion of you project Shore will be pleased to issue the Final Certificate.
        We can offer services for a variety of construction projects including (but not limited to):

        • Fit-out of offices to CAT A and B standard
        • New build
        • Extensions
        • Full/part refurbishments

    Regardless of the size of your project, we offer the same high quality and professional services from conception through to completion.

  • Application and Service Delivery

    Applications should be submitted to us a minimum of 5 days prior to works commencing. This is to allow us sufficient time to serve the Initial Notice to the Local Authority.

    If you would like us to review your plans and specifications the earlier we receive your application, the more chance we will have to address any issues before work commences on site, avoiding unnecessary delays.

    A Building Control application can be made with Shore by downloading and completing the form, and sending it to us by email or post.

    We will usually require suitable and sufficient drawings and calculations, including fire strategies and structural calculations to enable us to check for compliance with the Building Regulations.

    What happens next?

    Work should not be started until after the Initial Notice approval period, which is a maximum of 5 working days from submission of the Notice.

    The person responsible for carrying out the work must notify Shore at certain stages of the project to enable suitable inspections to be undertaken.

    Once the work has been completed, a final inspection has been carried out and all relevant commissioning certificates have been received, a Final Certificate is issued to the person responsible for carrying out the work. A copy of which is also provided to the relevant Local Authority and the Fire Authority (where necessary).

    The Final Certificate is an important statutory document providing evidence that the project has achieved a reasonable level of compliance with the Building Regulations and may be required when selling, refinancing or satisfying the requirements for a licence to alter.

    Regulation 38

    Under Regulation 38 of the Building Regulations 2010, upon completion of the works confirmation is required that the fire safety information for the area where the work has been carried out has been updated and provided to the responsible person for the building. This shall be upon completion or occupation, whichever is earliest.

    Is there a time limit for works to commence on site?

    Once we have received your application you have a time limit of three years for works to start on site. Unfortunately, if you have not started work within three years the application is cancelled. However, you are able to make a new application which Shore would be able to assist you with.

    Once work has commenced you have an unlimited time to complete the work. However, if occupation takes places then specific time limits will apply in which you will need to complete the work.

  • Booking an Inspection

    Inspections are carried out at various key stages of your project and although schedules are agreed in advance, you or your contractor will need to advise us when each key stage is reached to arrange an inspection.

    When contacting us to arrange an inspection we will need the following information from you:

    • Site address
    • Date inspection required
    • Contact number
    • Application reference number
    • Full details of contractor

    To book your inspection contact us.

  • Building Regulations 2010

    If you are at all unsure about whether or not your project needs Building Control approval then we advise you to contact us before you start work – we are here to help.

    A common misunderstanding of the Building Regulations is what they do and do not cover:

    • Building Control is not a ‘clerk of works’ service monitoring every stage of the construction process on site. That is a matter for the contracts and arrangements put in place between the client and the builder. Ultimately, building regulations compliance is the responsibility of the person carrying out the work.
    • It is also not a service to address issues such as the finish and aesthetics of the final project where these are not Building Regulations standards. These are a matter for designers, builders and new home warranty providers.
    • Building Control does not offer contractual protection to a client in a contract with a builder. This is a matter for contract law.
    • Whilst Building Control plays an important part to educate and to reduce risk, building control does not remove the obligation of the person carrying out the work to achieve compliance with the Building Regulations.

    The regulations apply to any “building work” and therefore you need to submit an application before proceeding. In general terms, the definition of building works covers:

    • Erection of a building/new dwelling
    • Extension/alterations to domestic buildings
    • Loft conversions
    • Garage conversions
    • Installation and fitting of new waste appliances
    • Installation and fitting of new drainage
    • Installation and fitting of heating appliances
    • Installation of electrical works etc.
    • Installation of new/replacement doors and windows
    • Replacing/repairing more than 25% of roof covering
    • Alterations to the structure of a building
    • Work affecting means of escape in case of fire
    • Changing the use of a building
    • Taking down a chimney breast
    • Removing a wall (e.g. to make a through lounge)

    Some “building work” is classed as “exempt” under the Building Regulations, these include certain ground floor attached and detached buildings.

    Also, some installation work doesn’t require a Building Regulation Application, however, this only applies when the installer of the work is registered with the related Self Certification Scheme, for example:

    • Electrical works/installations
    • Gas installations
    • Gas, wood and oil burning stoves
    • Heating and hot water systems
    • Replacement window and doors
    • Replacement of roof covering/repairing of more than 25% of roof covering

    Exempt attached buildings:

    An extension at ground floor level with a floor area not exceeding 30 square metres being:

    • A covered yard or covered way
    • A carport open on at least two sides
    • A conservatory where the walls and roof are substantially transparent (i.e. glazed) and where separation is maintained between it and the rest of the living accommodation
    • A porch providing it does not contain a WC and separation is maintained between it and the rest of the living accommodation

    Exempt detached buildings:

    Garages, sheds and outbuildings, providing they are single storey and:

    • The building does not contain sleeping accommodation
    • The building has a floor area not exceeding 30 square metres
    • No part of the building is less than 1 metre from any boundary OR the building is constructed substantially of non-combustible material
    • Or the building has a floor area not exceeding 15 square metres and contains no sleeping accommodation

    Greenhouses:

    Providing they are not used for retailing or exhibiting.

    Agricultural Buildings:

    Including those used for horticultural, fruit growing, the growing of plants for seed and fish farming, but not those used for packing or exhibition, provided that:

    • No part of the building is used as a dwelling
    • No part of the building is less than one and a half times its height from any part of a building which contains sleeping accommodation
    • The building is provided with a fire exit not more than 30 metres from any point within the building

    Temporary Buildings:

    If it is intended to remain where erected for less than 28 days:

    Should you have any doubts, or wish to double check your own conclusions, please contact us to check, it may save you considerable problems in the future. Also, note that some of the exempt works mentioned above may require planning permission.

    Conservatories:

    A conservatory is exempt from Building Regulations providing:

    • It is separated from the main dwelling via external grade doors and windows i.e. patio or French doors
    • It is less than 30m2 internal floor area
    • More than 75% of the roof area and more than 50% of wall area is made of translucent material
    • Safety glazing has been installed in the critical locations as detailed in Part K of the Building Regulations, i.e. below 1500mm at and around door openings and below 800mm from ground level elsewhere
    • It is not heated or is heated on a separate system from the main dwelling house

    Changing Windows:

    Some installers are trained and registered under the Glass and Glazing Federations FENSA scheme (another scheme is CERTASS). These are able to self-certify replacement windows and doors and then give householders a compliance certificate. If this is not the case then you will need to make a Building Regulations application for the works.

    Outbuildings:

    If you want to put up small detached buildings such as a garden shed or summerhouse in your garden, building regulations will not normally apply if the floor area of the building is less than 15 square metres and contains NO sleeping accommodation.

    If the floor area of the building is between 15 square metres and 30 square metres, you will not normally be required to apply for building regulations approval providing that the building contains NO sleeping accommodation and is either at least one metre from any boundary or it is constructed substantially of non-combustible materials.

    This section provides you with general information to help you comply with the Building Regulations when constructing a new outbuilding within the boundaries of an existing property, such as:

    • Garage or carport
    • Summerhouse or shed
    • Greenhouse

    Building a new garage attached to an existing home would normally need building regulations approval.

    Building a newly attached carport (open on at least two sides) would not normally require building regulations approval if it is less than 30 square metres in floor area.

    Building a detached garage of less than 30 square metres floor area would not normally need building regulations approval if:

    • The floor area of the detached garage is less than 15 square metres
    • The floor area of the garage is between 15 square metres and 30 square metres, provided the garage is at least one metre from any boundary, or it is constructed substantially of non-combustible materials

    If you want to convert an integral or attached garage into habitable use, building regulations will normally apply so please contact us.

    In many cases, these structures will be exempt from requiring approval under the Building Regulations if they meet certain exemption criteria.

    If the regulations do apply to the building then it must be built to reasonable standards.

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If you need further guidance on the requirements of the regulations, or would like to discuss appointing us for a particular project please do get in touch.

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