Building Control Stages . An Example

/in /by

Let us look at Building control on an extension of less than 40m2. They will normally do four site visits at “key stages” but need to be notified at various stages so they can inspect if required. Excavation, oversite, brickwork and foundations, at DPC height, drainage and pre-plaster finishing with completion.

One visit for the foundations, seeing the trench has been dug. Then seeing the concrete being poured into the trench. Normally to damp proof course level.

The second visit will be when the wall and roof construction is being built. This incorporates any steels or supports being added.

Then at insulation and services before the finishes are applied (pre plaster)

The last is a final check once it is completed. Then a completion certificate is issued.

Practical consideration

This sounds like a really good inspection regime. Even if this worked perfectly there are still clearly times when the officer is not on site. You are looking at a build phase of say 3-4 months. With 4 phased visits of an hour. Hence not all the work is inspected. It would simply not be possible.

How much do the visits cost?

However in reality Bristol Council is currently charging £245 for a plan charge and then £460 for the inspection charge. So for these four staged visits some £460.00. so, £115 per visit including VAT. What can you expect for this sort of money? including travel time for the inspector to get to site. Think about any professional work you may do. Could you achieve a good consistent inspection for this level of money? In reality it is a very stretched system. Inspectors are relying more and more on photographs taken by the builders.

Let us look at the second stage during our extension. The visit would need to include, checking any issues identified in the first visit have been addressed. Structural assessment, checking beams are correctly supported, the correct pad stones have been used and any expansion gaps allowed for. Windows and means of escape in the event of a fire and checking adequate fire resisting materials. Ventilation details, airbricks for example. Checking damp proof detailing with damp proof courses and damp-proof membranes and the various layers of built up flooring. Checking drainage provision. The inspector needs to travel to and from the site. All of this for £115 a visit including wages, VAT,  transport, professional indemnity insurance, continual professional development, equipment, IT, tax and profit!