Did you use LA or private Building Control?

[WiltingWallfower]

As per the title really. If you have built an extension did you go with the LA’s Building Control or use an external/private company?

Is anyone willing/able to explain the pros and cons of each option for me. I hadn’t even considered not using the LA but our architect is recommending we go private.

We used a private company as our builder thought they were easier to arrange inspections with.

Thank you, that’s what I was wondering. Our LA have been horrendously slow with planning, which does make me think they might be difficult to book inspection appointments with as well.

Architect has suggested we speak to our builders as well, because they may have strong opinions on the matter.

Architects and builders often have an arrangement with private building control, whereby the approved inspector financially incentives them, hence they’re often keen to push you down that route.

Local authorities will usually offer same day inspections and will inspect at all the statutory stages. Private inspectors will often not be local so you may only see them twice over the course of the works. They rarely offer same day site visits so
this can delay works.

Some builders like private because they apply a lighter touch. This is fine if the builder is competent, but can be a risk if not.

This is not true , “ you might see them twice over the course of the works”. They have to come and inspect at the same stages as council building control do.

I am currently using private building control and i would not go back to council,
They come out when you need them to , are always available for questions on the phone , helpful and flexible ( unlike the council )and did i mention half the price.

The architect who did my plans recommended them to me, and said he always uses them, not because he gets “ bungs” but ,his words “ the council bc are shit “. Ive used both and i find the private a better service for the money.

How do you check past buildings regulations checks completed by private Building Control?

Private is preferable for builders as they often get a kick back, that’s why.

We are having an extension built and our builder would have preferred private, but we are using the local council (as we'd paid a deposit before we knew this.) our builder has a good relationship with the BCO, would still prefer private just due to resourcing. We live in a small city, and the BCO works 2 days per week. And he's the only one. That's not his fault mind you, it's budgets, recruitment and resourcing!

Not sure as im still currently using them , They will issue a completion certificate when finished and i suppose they keep records of past work ?

After every visit i get an email describing the works that have been inspected and photos they have taken and wording along the lines of ok to continue. I just save them and print them off and stick them in my folder 🙂

I didnt get any of that last time i used the LA

I manage a local authority building control alliance and can tell you the most complaints we get by far about private inspectors are that they don’t do many site inspections.

Not saying that’s all of them, but in my area I could easily list the ones that are known for this.

Since when did building control become the local mafia 🤔

We used a private company OP who our builder suggested - we’ve been very happy with them and they came in cheaper (with additional visits included to the required ones) than our local authority. No kick back for the builder, just working with someone they know and trust.

Obviously can’t speak for service from the LA but we’ve always had replies to queries very promptly and it’s been easy to get hold of our contact on the phone.

Hmm, the two private companies we’ve looked at are actually more expensive than our LA, but only by a few pounds. One was recommended by our Architect, but with no pressure and they made it clear we could go ahead with the LA if we wanted to. Haven’t spoken to the builder yet, as he’s not available until tomorrow.

I think my trust of the LA may be tarnished by lots of negative experience with them in other areas over the years, mainly due to under-resourcing and high staff turnover etc, but also frankly illegal shenanigans re SEND provision and other things I’ve had to fight for for my dc, which have resulted in formal complaints, appeals and tribunals. None of it remotely related to planning or BC though, so I gave them the benefit of the doubt when we started planning this, but they are now weeks behind with our (very simple) planning application as well, which doesn’t inspire confidence.

I'm using council BC, mainly because my architect always uses them and rates them highly. Builders normally use the same private firm, but were happy to work with whoever I chose. No doubt it varies enormously between LA's, but I've not experienced any delays and they've been really helpful and responsive to queries. Perhaps a private firm would charge less, but in the context of the 6-figure sum I'm spending on the renovation, it's not a big deal.

@WiltingWallfower , I wouldn't let your experience of other departments impact your decision. In my experience the areas of council activity which generate revenue are generally much more efficient than some other areas, plus councils are large organisations made up of very different function which all operate largely independently in terms of culture and management.

@ClematisBlue49 I’m trying not to and went into it with an open mind, but we still don’t have approval - or even a response - for a simple plan and they are four weeks past their own decision date, which isn’t inspiring confidence. No objections either as both neighbours are happy with the plans.

As you said, cost isn’t really the issue - compared with the amount we’re spending on the build - it’s more about not wanting more delays/hassle.

It does sound like your council's BC is not great... My BREGs approval came through in a couple of weeks - and that included Christmas. (Planning permission was just as quick.) Good luck, whatever you decide to do.

Planning and Building Control are entirely separate.

You can start work 48 hours after making an application to BC if you choose to.

@BlartFast That’s interesting, I didn’t know that. Thank you.

We’re going with a private BC company for our upcoming loft conversion. The main positive is that they will accept us having mains-connected smoke alarms in all habitable rooms instead of us ripping out all our original doors and replacing with fire doors, which apparently the council BC insist on.

LA. They would come same day if possible to do interim indirections.

Whats an interim indirection ?

@WiltingWallfower - without wanting to out you, you're not in Gloucestershire are you?!

I have two SEN DC and like you, could fill a book on the failings of that division. As could many of the local SEN parents I know.

The Planning department was a fiasco. Applied in April and didn't get approved until October - missed all of their own deadlines by months. They'd restructured the department and the issue was that there was only one person who was allowed to sign off the decisions formally - and they were barely in the office.

We only got a decision in October as I rang up begging and pleading because my DM is disabled and we desperately needed the work done before winter. Similar to you, neighbours happy with the plans, no objections - a very simple design. It was only the lack of a signature that held it up. I feel sorry for the poor people working in that department.

However, building control - different kettle of fish entirely. We used the LA BC, not private and I have to say they have been brilliant. Really great at providing advice on the phone, couldn't be more helpful with random questions. We've used two different building firms for different elements of the project and both are very happy with BC from our LA.

Also worth mentioning that if you're disabled, some types of work are exempt from building control fees from the LA.

@SpidersAreShitheads no we’re not Gloucestershire. I think pretty much all LAs are a disaster when it comes to SEND, but was willing - in fact wanted - to be proved wrong that Planning would be just as bad.

We also need the work done to support a disabled family member, we are doing it ourselves instead of going for grants etc as we stupidly thought it would be quicker! Builder has us pencilled in, but if Planning don’t sort themselves out really quickly our build will have to be put off until next Spring, as not only will we lose the weather for groundworks, but they have other jobs on the horizon. We’ll also have to start again finding somewhere else to live while the work is done, as we have found somewhere, but will have to let that go if we can’t start soon.

Just before we submitted the plans we were told decisions were taking around 6 weeks. Then we submitted and all of a sudden they’re taking double that - and then some. Our architect has been chasing Planning but not been able to get hold of anyone. I’m checking the portal’s weekly lists but not one submission assigned to our Case Officer has been approved or denied for the whole of July/August, which suggests either they have left or they are off sick/on a very long holiday. No-one is answering the phones or responding to emails though, so we are just stuck.

Part of me thinks I should just let it go now and plan for next spring. At least we know we’ll have all our ducks in a row by then.

LA but I heard from the builder that some LA ones are hopeless. Our one is fine and is recommended by the architect.

I used a private approved inspector who went bust during my build because their insurance wouldn't renew them. Apparently that happened to a few private companies because building regs were updated following Grenfell Tower. That meant I then had to instruct the local council to start again (£1.5k lost on the bust approved inspector). It was also a nightmare because they got all the people in my situation so it was insanely busy so very slow. Luckily they saw my build was good quality and they spoke to my builder who proved he knew his stuff, so didn't make us open up the foundations etc but they did to some others. As a result I would probably go with the council moving forward. Hope this helps x