Frequently asked questions

What are Building Regulations?

Building Regulations are a set of standards for the design and construction of buildings, to ensure the safety and health of people who in or around buildings. They also include requirements to ensure that fuel and power is conserved and that facilities are provided for people with disabilities. "Approved Documents" provide guidance on complying with Building Regulations.

What does Building Control do?

Building Control regulates the construction of buildings, ensuring they meet the standards set out in the Building Regulations. We make sure that buildings are structurally sound, safe in the event of fire, have adequate drainage, ventilation and toilet facilities, are accessible for disabled persons and are energy efficient to heat and light.

The Building Regulations are supported by technical documents that set out acceptable standards to which buildings should be constructed. Building Control ensure these standards are met, by approving drawings and calculations as well as inspecting work on-site.

Please remember we cannot replace the services of a Project Manager or Architect- whilst we will always endeavour to ensure that your work meets current standards our site presence is comparatively limited you may need to employ the services of appropriate consultants.

Is Building Regulation Approval the same as Planning Permission?

No. These are two entirely separate functions. Planning permission considers the appearance of the proposal and it's impact on the locality. Certain proposals may require Building Regulation Approval but not Planning Permission and vice versa Planning advice is available from the Development Control Section.

Can I speak to a Building Control Surveyor?

Yes we would always encourage you to discuss your proposals at the earliest opportunity. We obviously can't design the scheme for you but will be only to pleased to discuss Building Regulation requirements. Building Control Surveyors are available during office hours to discuss any Building Control issues you might have. You can contact a surveyor by telephone on 0161 779 6175, your enquires will be answered as soon as possible

Who monitors Building Regulations?

That's our job - qualified and experienced teams of surveyors examine plans and carry out site inspections as work proceeds. Their extensive knowledge of materials, construction methods and local conditions is available to assist you at all stages of the construction process.

When do I need Building Regulations Approval?

• When you erect or extend a building.
• When you materially alter a building e.g. carry out structural alterations.
• When you extend or alter a controlled service within a building e.g. install a WC.
• When you want to change the building's fundamental use.
• When installing replacement windows using a Builder or window company not FENSA registered.
• When installing or extending most domestic electrical systems - If  your electrician is not "Part P" certified.
• When refurbishing or repairing buildings improvements to the thermal / energy status of the property may be required.

Please contact us for further guidance.

Do I need Building Regulation Approval to build an extension to my house?

Yes, unless the extension is exempt, e.g. porch or conservatory (see below).

Do I need Building Regulation Approval to convert my loft into a room?

Yes. Any proposed use i.e. bedroom, study, playroom, storage (obviously not the odd suitcase and rubbish found in most roofs) normally requires approval, issues usually include structural stability, access, thermal insulation and most importantly - fire safety. Speak to one of our surveyors for further details.

Do I need approval to convert my garage into a habitable room?

Yes, uses other than light storage ie. Lounge / playroom etc would require approval.

Do I need Building Regulation Approval to make internal alterations within my house?

Yes, if the alterations are of a structural nature e.g. the removal or part removal of a load bearing wall, or removal of part or the whole of a chimney, or if they effect fire safety e.g. changed layouts, removal of doors etc.

Generally, if the alteration involves the insertion of a beam or lintel or will effect the stability of the building then the alteration is a structural one.  If you are unsure if the alteration will require approval then seek the advice of an expert.

Do I need Building Regulation Approval to install cavity insulation into my house?

Yes. But if you use an approved installer they will generally submit a Building Notice on your behalf as a matter of course.

Do I need Building Regulation Approval to construct a detached garage?

No, provided that the garage meets the following conditions:

• It is less than 30 square metres floor area
• It is single storey
• It is one metre from any boundary or constructed of non-combustible materials (including the roof)

Any other garage will require an application.

Do I need Building Regulation Approval to construct a carport?

No, provided its floor area is less than 30 square metres and it is open on at least two sides.

Do I need Building Regulation Approval to provide a covered yard or covered way to my house?

No, provided the floor area is less than 30 square metres.

Do I need Building Regulation Approval to construct a porch?

No, provided the floor area is less than 30 square metres, it is separated from the house by a door, and any glazing in "critical locations" are is safety glass.

Do I need Building Regulation Approval to construct a conservatory?

No, provided the floor area is less than 30 square metres, it is substantially of clear or translucent materials (i.e. ¾ the roof area and ½ the external wall area and is separated from the house by an external quality door. Any glass within critical locations should be safety glass.

Do I need Building Regulation Approval to construct a small detached building on my land?

No, provided it contains no sleeping accommodation, is less than 30 square metres, it  is single storey and is either more than one metre from the boundary or is constructed of non-combustible materials. A detached greenhouse or shed usually falls within this class of building. Don't forget you may need planning permission.

Do I need Building Regulation Approval to install new or replacement windows to my house?

Yes, this is a new requirement since 1 April 2002. FENSA registered installer may be able to self certify this work.

Do I need Building Regulation Approval to carry out repairs to my house?

No, if the repairs are of a minor nature and you are replacing like for like. This includes replacing the felt to a flat roof, repointing, replacing a small area of brickwork etc.

Yes, if the repair involves the removal of a major part of a wall and rebuilding it. In the case of re-roofing if the tiles are of the same type then no approval need be sought. If the new tile or roofing material is substantially heavier or lighter than the existing material then an approval under Building Regulations will be required. Please note when undertaking substantial repairs and replacement approval may be required including work to thermal elements i.e. roofs and walls.

Substantial refurbishment and repairs may require the upgrading of thermal elements e.g. replacing part of an external wall.

Do I need Building Regulation Approval to convert my house into flats?

Yes, this is a change of use.

Do I need Building Regulation Approval to underpin my house?

Yes, this is a structural alteration.

Do I need Building Regulation Approval to construct a boundary wall?

No, not at present. But be aware of the civil requirements of the Party Wall Act.

Do I need Building Regulation Approval to install fittings and appliances or carry out drainage work?

All drainage work in connection with a building requires an application (including the installation of a sink or toilet).

Installation of heating appliances and boilers

You will need to make application for Building Regulations Approval. Most installers will deal with the Building Regulations elements of your work. Check with them.

Self assessment schemes are now available and generally the method used is:

• solid fuel - check if your contractor is registered with HETAS
• oil fired - check if your contractor is registered with OFTEC
• gas - unless the installation is carried out by a CORGI installer

Altering the position of a bath or w.c. etc

You will need Building Regulations approval if drainage alterations are made to the toilet or bath etc.

What do we mean by a 'change of use'?

• When a building that was not previously a dwelling is used as such.
• Where a building contains a flat where previously it did not.  
• When a building is used as a hotel or institution where previously it was not.  
• When a building becomes a public building (e.g. school, theatre, hall, church) where previously it was not.

If I need Building Regulations Approval, what do I do next?

The two most common ways you can apply for Approval are either by depositing:

• full plans
• or by the building notice procedure.

Note that if you are proposing to erect a building containing a place of work or a development on or near a sewer you must deposit full plans.

What are the differences between the two procedures?

• The benefits of the Full Plans Application:
  • We will advise you on the Building Regulations at the design stage of your project, this means you and your builder should have the reassurance of plans and details approved by the Local Authority
  • We will do our best to ensure that your application is assessed as soon as possible.
  • You may save yourself the costly delays that can occur if you work is not up to standard.
• The benefits of the Building Notice procedures are:
  • Where the building proposals are for minor work the Building Notice procedure is simpler than the full plans procedure.
  • If your proposed work is not too extensive or complex it is a good idea to use a building notice, but your builder (or you) must know what he is doing as rectification of work can be expensive.
  • There are no limits to it's use except as mentioned above where the building contains a work place or is on a or near a sewer.

Please note:

• We would always recommend a Full Plans Application for works such as domestic extensions and loft conversions.
• We may still request plans and calculations to ensure that your proposals meet Building Standards

Where can I obtain the appropriate application forms?

You can download all our forms and fee guidance or please contact our office if would like us to send you the forms and details of associated fees.

Can I apply online?

You can complete and submit your application online.

Will I have to pay for Building Regulations Approval?

Yes, we are obliged to make a charge for the work of administering Regulations. The initial fee will depend on whether you choose the Full Plans or Building Notice procedure.

You will be sent an account for the balance of the fees following commencement on site.

Certain exemptions may apply if the work is to be undertaken for the sole benefit of disabled residents/occupants.

Can we recommend a builder

Unfortunately we cannot recommend individual builders, we would always suggest you consider builders who are prepared to let you view recent projects and seek references from previous clients. Recommendations provided by friends / relatives do give a degree of reassurance, together with membership of appropriate trade / professional associations. Always agree your requirement whether this be through a formal contract or written plans and specifications, give consideration to  issues such as insurance, access to the property, fire safety, services such as water and electric, security, site clearance / cleanliness, Party Wall Act etc.

Do we have copies of drainage plans?

It is unlikely that we would be able to inform you of the exact location of drainage systems. Sewer records are held by United Utilities.

Party Wall Act 1996

The Party Wall Act was introduced in order to reduce complications and disputes associated with working on or near boundaries or party walls. Please note that this legislation falls outside of the scope of Building Regulations.

When can I start work?

You do not have to wait for the plans to be passed before starting work, however having them passed gives you some protection against unnecessary costs. After you have submitted a Building Notice or sent us plans you can start work, please try to give us two days notice. You may do this by telephone. If you proceed with the work without having notified us you may be asked to undo it so that the Building Control Surveyor can check whether it complies with the Regulations. We would always advice that you obtain Building Regulation approval prior to commencing work on site.

At what stages do I have to request an inspection?

It is important that all appropriate inspections are carried out in order to allow us to issue a completion inspection.

There are a number of stages where you are legally obliged to request an inspection:

• commencement of work on site.
• excavations prior to concreting.
• DPC level.
• oversite prior to concreting.
• drainage prior to backfilling.
• drainage testing.
• pre plaster- enabling us to inspect structural elements such as joists, roof timbers, steelwork together with electrical systems and thermal insulation.
• prior to occupation if this takes place before completion.
• completion- it is important that you request a completion inspection ideally before your builder leaves the site - additional work / cost may be necessary. The certificate is a vital document when you come to sell your property.

How much notice do you need?

We would always recommend that you call us as early as possible, we will however endeavour to visit you on the same day if you contact us before 9:30 a.m. obviously this cannot always be guaranteed.

Failure to tell the council

If you carry out work without telling the council you may be committing a criminal offence for which you can receive a fine upon conviction of up to £5,000. Problems can also arise in the future if the property is sold and the relevant local authority searches reveal that permission was not obtained.

Regularisation - what does that mean?

If you have carried out work without first obtaining the necessary Building Regulation approval, you may experience difficulty in selling the property or re-mortgaging and most importantly the building may be dangerous.

If the work was done after the 11 November 1985, there is a procedure that you can use to obtain permission retrospectively.

You should submit two copies of plans showing the work before and after with full construction details, along with a regularisation application form and the appropriate fee. This type of fee does not attract VAT but is 120% of the normal fee (pre VAT) as indicated in the fee guidance tables.

Once your application is received, a surveyor will contact you to arrange a visit to the premises and evaluate what has been done. It is likely that you will need to "open up" work in order that we can assess the construction. If remedial work is necessary this will be highlighted and once corrected, a regulation certificate will be issued.

Has my application been approved?

Please contact us on 0161 779 6175

What do I do on completion?

When your work is finished you should contact your Building Control officer to arrange a final inspection. It is recommend that any final payments to builders are only made after the completion inspection has been carried out and a completion certificate issued. It is essential that you request a completion inspection as soon as possible following practical completion, the certificate provides you and future owners of the development that "as far as can be reasonably ascertained" work complies with current building standards. It is important that all relevant inspections are requested prior to completion.

Please remember we cannot replace the services of a Project Manager or Architect- whilst we will always endeavour to ensure that your work meets current standards our site presence is comparatively limited you may need to employ the services of appropriate consultants.

Can I have a copy of the Approval Notice/completion certificates?

Yes, copies can be obtained for which there will be a small charge.

Can you check Building Regulation applications outside of Salford?

Yes. If you would like us to deal with Building Regulation Applications anywhere in England and Wales we can act on your behalf - please contact us.

Dangerous buildings?

If you have concerns for any potentially dangerous building please contact us, we provide a 24 hour service. Telephone 0161 779 6175 during office hours and 0161 794 8888 at all other times.

Open and derelict buildings?

If you have concerns over derelict and empty buildings please report this to us and we will take appropriate action - please note that this service is limited to the working week.

I intend to demolish a building - do I need permission?

For buildings over 50m3 the Building Act requires you to notify the Building Control Section. We will then assess the situation and issue a notice specifying general health and safety conditions.

Certain demolition work requires Planning Permission

I'm unhappy with the service I have received what can I do?

This is obviously the last thing we want, our main goal is to ensure that your development meets current Building Standards and we will endeavour to help you whenever we can. We pride ourselves on a professional and practical approach - if you have any concerns or reservation please don't hesitate to contact us on 0161 779 6175. 

We will endeavour to resolve the situation.

Please remember we are here to help you.

If your happy with the service or have suggestions or ideas for improvements please don't hesitate to contact us on 0161 779 6175 or by email on building.control@salford.gov.uk.

This page was last updated on 24 September 2010