Building Control - Full Plans v Building Notice?

babyangel10

Hi all,

Sorry for the long question first of all!

I posted a similar question a couple of days ago, but I did tag it onto a different query so that's why it has prob not got as many replies as usual.

I am expecting a decision on my submitted plans for an extension any day now, and have come up with the next hurdle - Building Control.

I'd like anyone's thoughts on opting for having a Building Notice, whereby the builder does the work and the B.C. inspector comes out to yay/nay it, or alternatively going for the full plans bit where I have to pay an additional fee to an architect or similar, but B.C. inspector can't say no to owt, as long as the builder complies with the architect's bit.

My builder is pretty confident that his work more than complies with B.C regs - as an example, he uses 'thicker' joists and insulation than the legal requirement and suchlike (he did name other things but I can't remember).

Now, my extension is (according to the builder) pretty straightforward - which it is, I suppose - just a bog standard 2 storey side extension, with a new lounge, utility room and loo downstairs, and a new bedroom and en suite upstairs, with no fancy designer bits. There aren't any trees nearby or sewers going under where it'll be, so I'm swayed towards the Building Notice option.

I feel it'll be a waste of approx £2,000 (as I've been quoted) to have someone draw up the construction drawings when IMO there isn't likely to be a need for them anyway. (No disrespect to architects there!) Not to mention the time having to wait for them to be drawn up and then submitted. But then obviously, I could be stumped for God knows how much extra if the B.C. inspector comes up with an unexpected prob.

What do you all reckon? Am I being foolish? I am a bit of a risk taker, and the builder has made it plain that he doesn't envisage any probs unless you get a real @rsey inspector. I know that whatever I choose, the builder won't lose out financially, but I suppose he does have his reputation to consider - especially as he is fairly new to the area (but not to building) and is trying to drum up trade. (I've researched his background too, from where he moved from - all seems ok there! Good ol' Google! ) I don't suppose it looks too good on him if B.C turn down a lot of his work? Surely if he were a bit unsure of B.C regs he'd be urging me to go for the Full Plans?

He does come across as very genuine, very informative and knowledgeable, and his quote wasn't the cheapest, so hopefully that says something? (although I'm not sure what!) I've dealt with a number of builders before with my work, and my gut feeling is good with this guy.

Any advice welcomed, and thanks to the (very useful) posters on the other thread :beer: - I'm just after a few more 'for and against' replies, that's all.

TIA!

P.S Re-mortgage company hasn't said that I have to have the Full Plans either, so that isn't a problem.

ormus

stick to the BC chap and a good builder type.
cheaper and quicker.
BC are usually pretty fair in my experience. as long as the job is safe, hes happy.
local buiders know the BCs in their area pretty well too.

HugoSP

I always go the building notice route if I can. The local bco is more than comfortable with that.

The fact of the matter is that more competent builders who are well known to be capable will be visited less by the bcos than less competent builders and DIYers.



However, some jobs require a SE or architectural tehnician's drawing. I had to provide one of these when I excavated the ground to extend our basement. It cost me £200 but was well worth it. The BCO's copy is now kept on file.

If your architect has already done the detailed plans on a CAD package then prepairing drawings for buildng control should not be too expensive.

A BC drawing is only really necessary if there is a real risk of the builder not sticking to the building regs, either by mistake or taking short cuts.

However the new fad in BCO Offices around the country is the new Part L regs on insulation. These will catch a lot of builders out, so whatever your final decision on this is, you'll need to make sure your guy is up to speed with these.

Doozergirl

I overheard (okay, I was eavesdropping!) a planning officer yesterday talking to a couple who were building an extension.

Her descriptions were that (although she doesn't work for building control) building notice is something that builders are usually happy with and that full plans would be more appropriate if, for example you were doing things yourself and needed more guidance.

Even with the building notice, the building control inspectors are out plenty enough to see what is going on; we're building an extension right now and the building inspector is out about once a week at the moment! Concrete floors poured today so we're officially above ground! :j

Tom_Jones

As I advised you on the other thread unless you know the builder well go the full plans route, go and look at jobs he's done, how long he's been in buisness, how many worker does he employ, ask building control if he's competent, not sure if you'll get that info mind, check with TS, and generally research what your going to do, it's your money, house value your playing with. 'My builder is PRETTY confident that his work more than complies with B.C regs', is not a good start IMHO, he should KNOW his work complies with Building Regs.

Personally as you have an architect as a relative/mate wait for them to come back from hols and ask them to help you.

Acc72

I agree with Tom.

Using ball park figures - if you are looking to spend say £40k on the extension, then another £2k (could get cheaper ?) on architect fees is probably worth while.

If you go for BC only - you only find out if something is wrong after the event when the inspector tells you - if something is wrong then it could cost a lost more than £2k to put right.

From past experience, make sure you get full and detailed quotes, VAT invoices etc. from the builder.

I had a lot of work done a while ago and went down the paying cash and "don't worry, it will all be ok" route, and it cost me a lot more money in the end.


Ps - sorry to be negative : good luck !!

babyangel10

Tom_Jones wrote:

'My builder is PRETTY confident that his work more than complies with B.C regs', is not a good start IMHO, he should KNOW his work complies with Building Regs.

Personally as you have an architect as a relative/mate wait for them to come back from hols and ask them to help you.

Thanks again, Tom - the bit about being 'pretty confident' was actually my wording, not his, he did say that he knows all about B. regs, so that isn't a worry.

The problem with my cousin who drew up the original plans is that she is away for 6 weeks, plus she lives in Ireland so she wouldn't be able to do the construction drawings without visiting me, I suppose. I'm quite sure she isn't qualified in the construction side either.

I am definitely going to research this matter further before making a final decision though, especially with T.S and get some advice from B.C themselves too. Builder has past work he is happy to show me, plus reference info too, so I'll definitely look into that.

Thanks for the other replies too, most welcomed and helpful - keep 'em coming though please - when you spend this amount of cash it's good to know some plus and minus things up front

babyangel10

BTW, how are you finding it all going Doozergirl? Any unforeseen problems cropped up?

I just can't wait for mine to be up and running - seriously running out of space in my pokey 2 bed hutch!

babyangel10

Wouldn't normally do this, but as it's my buffday today I'm giving my message the BUMPs!

Just to see if any fresh eyes have any advice...:)

babyangel10

Ok guys, sorry - final bump then it's decision time...Just one more (polite ) reply, purleeeease!

Thanks

fundy

Have gone down both routes in the past few years and the decision really depends on how good your builder is, how well you know him and how any problems would be resolved.

Full plans is simpler once on site but more expensive (though the 2K quote sounds on the toppy side compared to what i paid)

If you chose to go the BC route then be sure to have a very detailed specification which both you and the builder agree to inadvance of any works and then get him to quote for any alterations/additions during the project before the work is carried out