Building Control for Extention

[TheLurker]

We're looking to have a small extension done to the kitchen in our house, and knock through into the dining room. Vague plan we had was to get a builder in to complete the shell, and then we'd DIY the internals. Partly for cost, and partly because I like a challenge and learning new skills and can be a bit of a sadist at times like that.

My very naïve assumption was that building control would be interested in the structure, foundations etc, but once that was done they'd be out of there and a certificate in our hands allowing us to get on with fitting the kitchen and internals in slow time. Speaking to the builder and architect, this doesn't seem to be the case though.

From what they have said they need to see the final kitchen and interiour before they will give sign off, being particularly interested in kitchen extraction, plumbing and electrics.

The architect suggested that as long as the hob and extractor were comparable to what we have (will be leaving the existing one in place while the building work is ongoing) and a sink is fitted in the new place, even if temporary, they can sign off on that. They'll do an actual inspection for the shell, and then want photos of the extraction, sink plumbing and an electrical certificate. Does this sound right and an option?

I'm trying to get my head around what's needed, and when, having never been through this before. Considering how frequent this must be, it's hard to find accurate information on how it works!

[CharlesElliott]

Building Control will be interested in the structure, but then also in the ventilation, fire, energy efficiency etc. So you won't get your certificate until it is 'finished', or at least satisfies all of the BC requirements. In my experience they will want to visit to see the finished fit out, see that the extractor works, see that you have fire detection installed etc. but it will depend on the BC and the way they normally work.

[Accelebrate]

We paid a builder to build the shell of a kitchen extension that I then finished - wiring (using the NAPIT TPC scheme), plumbing, kitchen fitting etc. Building Control visited at a few crucial points to inspect the builders work. Once I'd finished the internals my builder arranged the final inspection, he was good enough to attend on the day too. It's definitely possible, and there's no mad rush to get to the completion stage.

[E-bmw]

BC must be different here as the above were not our experience.

Our final inspection from BC was before we had even bought the kitchen.

The electrics were in, the bathroom was done but there was no kitchen extraction as that was part of us doing the kitchen afterwards.

[mattvanders]

My experience was they wanted to see the main points of the build and the final finish article - doing a full build - they wanted the external render finished off for example even though the rest of the house was finished internally

[TheLurker]

Thanks all, seems a little hit and miss depending on where you are, but overall sounds like I don't need to be too worried about them coming around and judging my dodgy handy work or the time it takes to complete the interiour.

[Jeremy-75qq8]

Just make sure that you instruct building control not the Buidler.

So they will come along during the build.

Then you can keep on building in your own time and then get bc back for final sign off.

Just make sure you do understand the regs.

Extraction ( which will require a test and a cert to say it meets regs,) Elec safety ( you will need a cert to show them) , drainage pressure tests ( if new drains ) windows / doors of the appropriate securiry rating ( evidenced by invoices / markings) it is now almost endless.

Also contact you house insurers. They may cover this as minor works or they may not. They may also require sign off to regs or completion within a time frames. None of this matters until it does. The house is burgled or there is a leak / fire claim.

[kambites]

We have done similar things twice.

BC have never been interested in inspecting the electrics themselves; they rely on an Electrical Installation Certificate from an electrician to check that. They did want to see completed extraction as well as things like smoke and CO alarms. From what I remember, they weren't interested in the plumbing at all (except for the earthing, which was signed off by the electrician and hence not checked by BC directly). We had no modifications to the rising main or anything like that though, which might change things.

Given that the builder will be leaving before building control sign the job off, make sure you talk to BC about what is needed at each stage. We relied a builder to get the structural stuff signed off and they failed to gather enough evidence of the structure where we'd removed a supporting wall. We got to the end of the job and building control flagged it up meaning I had to cut a hole in the ceiling to expose the joists and the wall to expose the pad-stones. Since the builders were long gone by this point I then had to patch up, re-plaster, and redecorate the holes myself, which was a bit of a pain!

Edited by kambites on Friday 17th July 09:43