What information does Building Control need?

The information needed depends on the type and complexity of the project.
 

Small projects may need less information. Larger projects normally need drawings, structural calculations and technical details.
 

Building Control may need:
 

• existing drawings;

• proposed drawings;

• floor plans;

• elevations;

• sections;

• construction notes;

• foundation details;

• roof details;

• insulation specification;

• structural calculations;

• steel beam details;

• padstone details;

• drainage information;

• ventilation details;

• fire safety information;

• stair details;

• glazing details;

• electrical information;

• heating information;

• product certificates;

• installation certificates;

• completion documents.
   

For larger projects, Building Regulations drawings are often very helpful because they show how the proposed work is intended to comply.

 

Building Regulations drawings

Building Regulations drawings are different from planning drawings.
 

Planning drawings usually show the size, shape, layout and appearance of the proposal.
 

Building Regulations drawings go further. They explain how the work is to be constructed.
 

They may include information on:
 

• foundations;

• walls;

• floors;

• roofs;

• insulation;

• fire safety;

• drainage;

• ventilation;

• steel beams;

• stairs;

• windows;

• doors;

• rooflights;

• smoke alarms;

• bathroom ventilation;

• thermal performance;

• construction details.
   

For extensions, loft conversions, garage conversions and structural alterations, Building Regulations drawings can help the builder price the work more accurately and help Building Control understand the intended construction.

 

Structural calculations

Structural calculations are often needed where the project involves structural work.
 

This may include:
 

• removing a load-bearing wall;

• inserting steel beams;

• creating large openings;

• supporting a chimney breast;

• constructing a loft conversion;

• forming a dormer;

• building an extension;

• altering roof structure;

• changing floor structure;

• building over or near drains;

• forming new foundations.
   

A structural engineer normally prepares the calculations and structural details. Building Control then reviews the structural information as part of the approval and inspection process.

 

Drainage information

Drainage is often overlooked by homeowners.
 

Building Control may need to understand:
 

• existing drain routes;

• proposed drain alterations;

• inspection chamber positions;

• new soil pipes;

• new bathrooms or WCs;

• connections to existing drainage;

• rainwater disposal;

• soakaways;

• drainage under extensions;

• build-over arrangements.
   

Drainage issues can affect extensions, garage conversions, new bathrooms, cloakrooms and utility rooms.

 

Fire safety information

Fire safety is especially important for loft conversions, open-plan layouts, garage conversions, flats and projects involving changes to escape routes.
 

Building Control may consider:
 

• smoke alarms;

• heat alarms;

• protected stairways;

• fire doors;

• escape windows;

• escape routes;

• fire separation;

• garage fire separation;

• loft conversion fire protection;

• open-plan layouts;

• inner rooms;

• sprinkler or mist systems in some cases.
   

Homeowners should not assume fire safety is only relevant to large commercial buildings. It is a major part of many domestic Building Regulations applications.

 

Full plans application, building notice or private approver route

The route depends on the project and the building control body used.

 

Full plans application

A full plans application is usually made to the local authority. Drawings, calculations and technical details are submitted before work starts.

This route can be useful where the project is more involved and the homeowner wants technical issues reviewed before construction begins.
 

A full plans route may suit:
 

• extensions;

• loft conversions;

• garage conversions;

• basement works;

• structural alterations;

• complex drainage works;

• larger refurbishments.
   

The advantage is that technical comments can be raised before work is built. This can reduce site uncertainty.

 

Building notice

A building notice is a simpler local authority route where less information is submitted upfront.
 

It may suit some smaller or straightforward domestic works. However, it can carry more risk if the technical design has not been properly resolved before work starts.
 

For larger projects, relying on a building notice without drawings or structural details can lead to confusion on site.

 

Private registered building control approver route

Where a Registered Building Control Approver is used, the process normally involves appointment of the private provider, submission of an initial notice to the local authority, plan checking by the approver, inspections during the work and a final certificate at the end.
 

The homeowner should make sure the approver is appointed before work starts and that the builder knows how inspections will be booked.

 

What inspections are normally needed?

Building Control inspections are normally carried out at key stages.
 

The inspection stages depend on the project, but may include:
 

• commencement;

• excavation for foundations;

• foundation concrete;

• oversite preparation;

• damp-proof course;

• drainage before covering;

• structural steelwork;

• floor construction;

• roof structure;

• insulation;

• fire protection;

• ventilation;

• pre-plaster stage;

• completion.
   

The builder, homeowner or project manager normally needs to notify Building Control when an inspection stage is ready.
 

If an inspection is missed, Building Control may ask for work to be exposed so that hidden construction can be checked.
 

This is why inspection planning matters. A builder should not cover up foundations, drainage, steels, insulation or fire protection details before the relevant inspection has taken place.

 

What certificate is issued at the end?

At the end of the project, Building Control should normally issue final paperwork if the work has been completed satisfactorily.
 

The wording may vary depending on the route.
 

Local authority Building Control may issue a completion certificate.
 

A Registered Building Control Approver may issue a final certificate.
 

Homeowners should keep this paperwork safely. It may be needed when selling, remortgaging or dealing with future property questions.
 

A common mistake is assuming the project is finished when the builder leaves site. The homeowner should make sure the final inspection has been carried out and the final certificate or completion certificate has been issued.

 

Why Building Control matters when selling a property

Building Control paperwork can become very important when a property is sold.
 

Buyers, solicitors, mortgage lenders and surveyors may ask whether building work had the correct approval and completion certification.
 

Missing Building Control certificates can create problems later, especially for:
 

• loft conversions;

• garage conversions;

• extensions;

• structural wall removals;

• chimney breast removals;

• new bathrooms;

• drainage alterations;

• replacement windows;

• electrical works;

• boiler works.
   

Retrospective solutions may be possible in some cases, but they can be stressful, uncertain and may require opening up work.
 

It is usually better to deal with Building Control properly at the time of the project.

 

Competent person schemes

Some works can be self-certified by registered installers.
 

This may apply to certain types of:
 

• electrical work;

• gas boiler installation;

• heating installation;

• replacement windows and doors;

• insulation work;

• renewable energy installations.
   

If the installer is registered under a competent person scheme, they may be able to notify the work and provide the relevant certificate without the homeowner making a separate Building Control application for that specific item.
 

However, homeowners should still check how this fits into the wider project.
 

For example, if replacement windows are part of a larger extension or refurbishment, the Building Control route for the whole project may still need to be coordinated.

 

Common homeowner mistakes with Building Control

Building Control problems often come from timing, misunderstanding or missing paperwork.
 

Common mistakes include:
 

• assuming planning permission covers Building Regulations;

• starting work before Building Control is arranged;

• relying entirely on the builder to sort everything out;

• not checking whether structural calculations are needed;

• not booking inspections at the correct stages;

• covering up drainage, foundations or steelwork before inspection;

• not obtaining final certification;

• using planning drawings as if they are Building Regulations drawings;

• assuming small internal alterations never need approval;

• failing to check fire safety in loft conversions or open-plan layouts;

• ignoring ventilation when adding bathrooms, utility rooms or insulation;

• forgetting drainage when adding WCs, ensuites or extensions;

• not keeping certificates for future sale.
   

Most of these mistakes are avoidable if Building Control is considered early.

 

Building Control and different project types

Extensions

Most extensions need Building Regulations approval.
 

Building Control may check foundations, drainage, walls, roof, insulation, structural openings, fire safety, ventilation, windows, doors and electrical work.
 

Extensions often need drawings and structural calculations, especially where large openings, steel beams or drainage changes are involved.

 

Loft conversions

Loft conversions normally need Building Regulations approval.
 

Important issues include structure, floor strength, roof alterations, stairs, fire doors, smoke alarms, insulation, ventilation, headroom and means of escape.
 

Building Control is usually central to a loft conversion project, even where planning permission is not required.

 

Garage conversions

Garage conversions usually need Building Regulations approval because the space is being converted into habitable accommodation.
 

Building Control may check insulation, floors, walls, ventilation, damp protection, fire separation, windows, doors, drainage and heating.
 

The existing garage floor, walls and roof may not meet habitable-room standards without upgrading.

 

Structural wall removals

Removing a load-bearing wall usually needs Building Control and structural calculations.
 

A structural engineer may need to design the beam, padstones and supports. Building Control may inspect the steelwork before it is covered.

 

New bathrooms, ensuites and cloakrooms

New bathrooms, ensuites and WCs can involve drainage, ventilation, electrical work and sometimes structural alterations.
 

Building Control may be relevant where new drainage is formed, new rooms are created, ventilation is needed or electrical works are notifiable.

 

Replacement windows and doors

Replacement windows and doors need to comply with Building Regulations. In many cases, this is dealt with by a registered installer who provides certification.
 

However, larger openings, new structural openings, bifold doors or sliding doors may also involve structural design and Building Control.

 

Electrical rewiring and new circuits

Electrical work in dwellings must comply with safety requirements.
 

Some electrical work is notifiable and may be self-certified by a registered electrician. For larger refurbishment projects, electrical certification should be coordinated with the wider Building Control process.

 

Boiler and heating installations

Gas boiler installations should be carried out by properly registered engineers and may involve certification.
 

Heating upgrades can also affect ventilation, flues, hot water systems, controls and energy performance.

 

Solar and battery installations

Solar panels, battery storage and related electrical works may involve structural, electrical, fire safety and certification considerations.
 

Homeowners should check the installer’s credentials, product certification and whether any Building Control, planning or electrical notification issues apply.

 

How APN Home can help homeowners think through Building Control

APN Home is designed to help homeowners understand what support they may need before they commit to the wrong route.
 

For some projects, the next step may be contractor quotations.
 

For others, the next step may be:
 

• design advice;

• planning drawings;

• Building Regulations drawings;

• structural calculations;

• Building Control application;

• Registered Building Control Approver introduction;

• local authority Building Control route;

• party wall advice;

• drainage advice;

• fire safety review;

• contractor comparison.
   

The key is understanding the right order.
 

A homeowner planning a loft conversion, extension or garage conversion may not be ready for a builder quote until drawings and technical details are in place. A homeowner removing a wall may need a structural engineer before a builder starts. A homeowner adding a bathroom may need drainage and ventilation considered before choosing finishes.
 

Building Control should not be treated as a last-minute formality. It is part of the project route.

 

Building Control Checklist for Homeowners

Before starting building work, check:
 

• whether the work needs Building Regulations approval;

• whether the work also needs planning permission;

• whether party wall matters may apply;

• whether you are using local authority Building Control or a Registered Building Control Approver;

• whether the correct application or initial notice route is in place;

• whether drawings are needed;

• whether Building Regulations drawings are needed;

• whether structural calculations are needed;

• whether drainage details are needed;

• whether fire safety has been considered;

• whether ventilation has been considered;

• whether insulation requirements are understood;

• whether the builder knows the inspection stages;

• who will book Building Control inspections;

• whether electrical or gas work will be self-certified;

• whether window or door certification is needed;

• whether final inspection will be arranged;

• whether the completion certificate or final certificate will be obtained;

• where the paperwork will be stored for future sale.
  
   

Frequently Asked Questions About Registered Building Control Approvers and Building Control
 

What is a Registered Building Control Approver?

A Registered Building Control Approver is a private building control provider registered to carry out Building Control work. It is the current term used for what many homeowners still call an approved inspector.
 

Are approved inspectors still called approved inspectors?

Many people still use the phrase approved inspector, but the current term in England is Registered Building Control Approver.
 

What is the difference between Building Control and planning permission?

Planning permission deals with whether development is acceptable in planning terms. Building Control deals with whether the building work complies with Building Regulations. A project may need one, both or neither, depending on the work.
 

Do I need Building Control for an extension?

Most extensions need Building Regulations approval and Building Control inspections. This is separate from planning permission.
 

Do I need Building Control for a loft conversion?

Yes, loft conversions normally need Building Regulations approval because they involve structure, fire safety, stairs, insulation, ventilation and escape routes.
 

Do I need Building Control for a garage conversion?

Most garage conversions need Building Regulations approval because a garage is being converted into habitable accommodation. Floors, walls, insulation, damp protection, ventilation, fire safety and windows may all need to be considered.
 

Do I need Building Control to remove a wall?

If the wall is load-bearing, Building Control and structural calculations are usually needed. A structural engineer may need to design the beam or support.
 

Can I use a private building control company instead of the council?

For many domestic projects, yes. A homeowner may be able to use a Registered Building Control Approver instead of local authority Building Control, subject to the type of work.
 

What is an initial notice?

An initial notice is the formal notice given to the local authority when a Registered Building Control Approver is appointed to handle the Building Control function for a project.
 

What is the difference between a completion certificate and a final certificate?

A local authority may issue a completion certificate when work has been completed satisfactorily. A Registered Building Control Approver may issue a final certificate. Both are important documents and should be kept safely.
 

Can my builder arrange Building Control?

A builder may help arrange inspections, but the homeowner should make sure Building Control has been properly appointed, inspections are booked and final certification is obtained.
 

Can I start work before Building Control is arranged?

This is risky. For notifiable work, Building Control should normally be arranged before work starts. Starting without the correct process can cause delays, enforcement problems and issues when selling the property.
 

What happens if Building Control inspections are missed?

If key inspections are missed, Building Control may require work to be opened up so hidden details can be checked. This can cause delay and extra cost.
 

Do I need Building Regulations drawings?

For larger or more technical projects, Building Regulations drawings are often sensible and may be needed to explain how the work will comply. They are especially useful for extensions, loft conversions, garage conversions and structural alterations.
 

Are planning drawings enough for Building Control?

Usually not. Planning drawings often show the size, layout and appearance of the proposal. Building Regulations drawings explain how the work will be constructed and how it complies technically.
 

Do replacement windows need Building Control?

Replacement windows need to comply with Building Regulations. This is often dealt with by a registered competent person scheme installer who provides certification.
 

Do electrical works need Building Control?

Some electrical work is notifiable and must comply with electrical safety requirements. A registered electrician may be able to self-certify certain work.
 

Do boiler installations need Building Control?

Boiler installations must comply with relevant safety and Building Regulations requirements. A properly registered heating engineer may be able to notify and certify the work.
 

Do I need Building Control if the work is permitted development?

Possibly, yes. Permitted development relates to planning. Building Regulations approval may still be required.
 

Is Building Control responsible for quality?

Building Control checks compliance with Building Regulations, but it is not the same as full quality control or project management. The homeowner still needs competent designers, engineers, contractors and clear specifications.
 

What paperwork should I keep?

Keep drawings, structural calculations, Building Control correspondence, inspection records, completion certificates, final certificates, electrical certificates, gas certificates, window certificates, product warranties and contractor guarantees.
 

Need Help With Building Control?

APN Home helps homeowners understand the type of support they may need for extensions, loft conversions, garage conversions, structural alterations, garage conversions, new bathrooms, drainage works, insulation upgrades, replacement windows, heating upgrades, electrical works and wider refurbishments.
 

Whether you need Building Regulations drawings, structural calculations, local authority Building Control, a Registered Building Control Approver or help understanding which route is right for your project, it is worth checking the Building Control position before work starts.
 

Tell us about your project and APN Home can help you understand the next sensible step.