Building Regs

[Sunnyshores]

We have PP and now need Building Regs approval and the specification documents to go out ot builders with for quotes.

The architect we used for PP cant start until August, we are keen to get it done earlier - can we use another company? Are there specialists that just do Buildng Regs?

The architect quoted £2500, does this sound reasonable?

Many thanks!

You don't give much detail, Sunny, so it's very hard to comment. Building regs can't be gained in advance - they are basically a certificate, and often one or more inspections, to say your building work has been carried out to good standards, and are safe and are not going to fall down. On its own, it costs hundreds not thousands...

What are you building? Or are you retrospectively applying to 'regulate' building work that was previously done without approval? If you are applying retrospectively, it costs around £400 I think. If you are applying in advance, before any work is done, I think it's cheaper. You can apply for it yourself, once you have your plans... However, it sounds like the amount you quote is for the plans/design, as well as BR application. If not, it's far too high.

you don't necessarily need to get an architect to draw up plans it depends on the type/size of extension. We've had a simple extension and the building officer made sure the builder used the right sized beams etc.

it cost us over £500 to get the br done

Its not retrospective work. Its an extension (and modernisation) to a listed property.

We got PP last week and now we've been told that before we can start work we need building regs approval "a build to plan" - I was told this listed the exact specification and size of everything needed - windows, doors, roof tiles, cladding, the steel beams, down to skirtings and architrave.

Were also told that this paperwork was to be used to get builders to quote.

Confused!!

who told you this the architect or pp? I asked pp and they said I didn't need to get plans for mine, but it was a simple job

The rules are different for listed buildings. You need listed building consent instead, or maybe as well as, building regs... So maybe that's it? Have you looked at the gov't Planning Portal? I can't link fm my phone, but it's full of useful advice and info...

Thanks, will look - its all very confusing and I just want it done!

Also, the cost of building regs inspection varies depending on how much your project is costing (or at least, it does from my council). Probably not much help to you as it's a big job but I got my builder to just give me an estimate for the aspect of the work requiring building regs approval as I wasn't going to have it based on the whole project which was a lot bigger than knocking down a wall!

I am confused.

The architect can't do the Building regs until August but you want to start work sooner.
BUT You haven't had any contractors quote for the work yet?

Unless you are DIY there is no way you will be starting sooner, eg, if you asked my company to do it we couldn't start for 3 or 4 months, and you would have to book us today!
I think you will find all building trades are booked months in advance.

Perhaps I have misunderstood.
If you have a contractor already and they know what they are doing they should be able to start the ground works and you can apply for Building Regs yourself with details to follow.
Your contractor should liaise with building control and your contractor might be able to do all the building regs stuff for yo without an architect - depends...
You need to pay a fee before doing anything because the Building Control Officer has to insect the work in progress at various key stages - eg make sure you put in foundations, insulation, etc!

No - I want the building regs stuff started sooner than August when my current architect can do them..

Since posting we have had 3 builders round - all have said they need a specification of stuff we are using (windows, doors, tiles etc), perhaps I am calling it the wrong thing and it is nothing to do with building regs.

Anyway, it appears I need something... and sooner than August and pref not costing £2500.

So, this is what my architect wants to do next (and builders agree)- from my council building control website page:

Full plans application
With this type of application you submit an application form, the required fee and two copies of plans and specifications showing exactly how your proposal will be constructed.

We then check the plans against the standards required by the Building Regulations and attempt to find all the problems at a time when they can most easily be corrected.

Once the plan has been approved, we then carry out inspections at regular intervals during construction; everyone involved should know in advance exactly what is required.

We got an architect to do plans for planning but lost confidence in him so we used someone else to draw building regulations plans. We were recommended a structural engineer to do this and he also advised on who to use for our building control inspections.
As a guide, the architect charged about £1200 to do plans and get planning approval. The building regulations drawings cost about £800. Yes, you can get someone other than the original architect to do this stage of the work.

So sunny (just to clarify) there are/will be two sets of plans...?

• A. Outline plans that give the basic idea of your build and that were used to get planning permission; and
• B. Detailed plans including technical specifications, that show exactly (or more or less) how it's going to be built, that contractors can use to plan from, and building control view to advise on B regs compliance and to head off any problems.

The cost and detail of B will depend on the cost and detail of A, I guess, as well as the complexity of the project. If your original plans were simple and didn't give much detail, then there will be more to do now to create plans you can build from. £2.5k might be reasonable if the initial cost was low.

Bear in mind that B reg only costs about £500, and that bit of the cost will stay the same whoever does the plans for you. You need to be sure that the extra you pay (on top of br fees) is good value. If I were you, I think I'd get other quotations at this point.

But also, august isn't SS far away as you think! If you trust your architect and are happy with costs and quality so far, you might be as well to wait. :)

It woyld be fairly normal practice to get another couple of estimates, but even so I think it would be unlikely that anything will start before August. Summer is the busiest time of year in construction.

Flow4 - yes thats right, plans A (done, costed £2200) and plans B (to do now, quoted £2500). Yes, you're right, August is nearly upon us!

Oh, yes we were told we'd need a structural engineer too, so perhaps I could speak to a couple of those to do the whole lot.

Many thanks people.....

I - along with many architects - split my commissions into stages.

Planning - Building Regs - detail design - tender documents - contract administration. My clients can choose to have all, some or just one.

Most domestic clients opt for planning and regs drawings only. Most commercial and public clients have the whole package (and often on their terms not mine) :(

You have not given much detail about the project so its hard to say if the fees are reasonable but I would have few problems taking another architect's planning drawings and developing them into an application for building regs (however make sure you check the copyright position with the original architect first).

It would help of course if the previous drawings were available on CAD! :)