Retrospective building regs
Discussion
So we have just had a sips extension put up and are going through the regularisation process. Before anyone says yes I know we should have had BC involved from the start, but we were under the impression we did not need it as there is no structural change to the property and the external door and window is being kept in place. I am already kicking myself about this and have been really stressed about it since realising.
We are just waiting for the BC officer to contact us to arrange coming in I expect. I have photos from the build and a breakdown of the materials used on each element of the build. My question is if anyone had been through this process before and what was your experience? I'm so worried about the outcome of this and now am wishing we didn't do it in the first place. I'm so worried they will say demolish it. There is not much point to this post in that I can't do anything about it now, but to hear people's experience would be great. I know because we have contacted the council we are now unable to get indemnity insurance!
We are just waiting for the BC officer to contact us to arrange coming in I expect. I have photos from the build and a breakdown of the materials used on each element of the build. My question is if anyone had been through this process before and what was your experience? I'm so worried about the outcome of this and now am wishing we didn't do it in the first place. I'm so worried they will say demolish it. There is not much point to this post in that I can't do anything about it now, but to hear people's experience would be great. I know because we have contacted the council we are now unable to get indemnity insurance!
We have done two pieces of work at our place that needed building warrants. The first inspector was a pain, unresponsive and unhelpful which made the job much more difficult than it should have been.
The second job, which was much larger, was a breeze as the inspector was very helpful and engaging which was great. So which inspector you get may make a difference,
However, as the previous post says be open and try to give them reasons to want to help you. If it were me I would put a helpful file of photos and receipts to show the specification of everything, all in one place, that you can walk through with the inspector and that they can take away with them.
The second job, which was much larger, was a breeze as the inspector was very helpful and engaging which was great. So which inspector you get may make a difference,
However, as the previous post says be open and try to give them reasons to want to help you. If it were me I would put a helpful file of photos and receipts to show the specification of everything, all in one place, that you can walk through with the inspector and that they can take away with them.
We had this when trying to sell a house with an external wall removed and an RSJ added. The builder had not involved BC (Bristol) during the build so they had no record that it was to the structural engineer's plans. We just had to remove some plasterboard, a hole about the size of a single plug socket, and take a pic inside.
All was easily done and cost about £260.
All was easily done and cost about £260.
Don't stress - as above there might be some (very) localised opening work required, but like you say you've got photographs so might be ok.
(Most) Building Control Officers work on the basis of: Will it fall on you? (Part A- Structure); will you or anyone else die if it catches fire? (Part B - Fire); will it leak or rot? (Part C - resistance to contaminants and moisture) - be ok on those things and you should be fine.
The SIPS company will be able to provide calcs for their side of things, so that's one big box ticked.
(Most) Building Control Officers work on the basis of: Will it fall on you? (Part A- Structure); will you or anyone else die if it catches fire? (Part B - Fire); will it leak or rot? (Part C - resistance to contaminants and moisture) - be ok on those things and you should be fine.
The SIPS company will be able to provide calcs for their side of things, so that's one big box ticked.
Triumph Man said:
dickymint said:
I would've gone to a local independent building inspector. Similar price but (in my experience) far more helpful.
Independents (Approved Inspectors) can't issue regularisation certificates - only Local Authority Building Control Bodies can.
I've yet to need retro approval but seems daft an indie can't do it!Little Lofty said:
It’s a bit more problematic than it used to be as you have to make sure it complies not building control. They can’t/won’t advise how to make it comply if any of it is not up to regs. Depending on the bco they may help a bit more on a regularisation, but there’s no guarantee.
Yes there has been a shift since the Building Safety Act! Triumph Man said:
Little Lofty said:
It’s a bit more problematic than it used to be as you have to make sure it complies not building control. They can’t/won’t advise how to make it comply if any of it is not up to regs. Depending on the bco they may help a bit more on a regularisation, but there’s no guarantee.
Yes there has been a shift since the Building Safety Act! Mother29 said:
We are just waiting for the BC officer to contact us to arrange coming in I expect. I have photos from the build and a breakdown of the materials used on each element of the build.
As others have said earlier up, it’s your responsibility to demonstrate to BC how the works comply with the regulations. If taking on the role of principal designer or principal contractor you should have the Skills, Knowledge, Experience and Behaviours necessary to ensure that the works are compliant. Photos and receipts from the builders merchants on their own will not be sufficient as it sounds like you’re hoping to just hand these over and expecting BC to then decide for you, rather than you telling them how it complies.
Have you prepared U-value calculations for the thermal elements and outlined how these align with your material orders and photos?
For the foundations have you carried out any sort of design to determine depths, based on soil type and trees then cross referenced this to the relevant photos to show how your foundation design complies?
Have you prepared as built drawings and a construction specification for the work?
Have you outlined as part of your application any additional works that need to be carried out to secure that the unauthorised works complies with the requirements?
Can you articulate what guidance you have followed when carrying out the design and construction?
Have you assessed the areas of glazing for heat-loss and provided calculations?
The level of detail and information you need to provide on a regularisation application far exceeds that of full plans.
skeeterm5 said:
Different in Scotland where you have to apply for a warrant before you start building, this has to show how it is being built along with any structural calculations. The building inspectors then review and sign off or question the plans and then check you have built to those plans.
Thats how it usually works for this type of project in England too, unless you ‘forget’ to apply 
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