Builders, quotes and Building regs

kitty123

We have had planning permission granted for a 2 storey extension and attacd garage. We now need building regs approval.

Can anyone advise whether we can get accurate builder quotes before building regs have been agreed by the council?

We have been told we need to submit full plan application for building regs.

I would like to start getting some quotes and timescales/availablility, but hubby wants to wait until we have building regs through.

sparkiedave

any decent builder will know the building regs requirements and quote bearing those in mind

fluffymuffy

kitty123 wrote: »

We have been told we need to submit full plan application for building regs.

Not true (if in England or Wales). You could use as Building Notice and not need any plans at all. A decent builder will be able to price the job fairly accurately but there's no accounting for the fancies of a fussy building inspector. I'd still want the plans though - to keep control and fix a price.

kitty123

We're so confused! The manager at building control in the council says we should get full plans because of the size of the extension, but we're hearing so many different things. Think we will start talking to the recommended builders and go from there.....

southcoastrgi

kitty123 wrote: »

We're so confused! The manager at building control in the council says we should get full plans because of the size of the extension, but we're hearing so many different things. Think we will start talking to the recommended builders and go from there.....

of course they would cause full plan submission is oh so much more money in the council coffers

martinsurrey

southcoastrgi wrote: »

of course they would cause full plan submission is oh so much more money in the council coffers

Full plans are the same price as a building notice (at least in my region),

2 story extension under 40msq is £590 on a building notice and £160 plan charge and £430 inspection charge on full plans, which totals £590.

But on a building notice they have to do less work, so your logic is backwards.

http://www.shbcc.org.uk/fees/feetables/default.htm

Full plans on a double height extension would be a good idea, it means you'll be fully specced to ensure all quotes are ont he same basis.

cyclonebri1

martinsurrey wrote: »

Full plans are the same price as a building notice (at least in my region),

2 story extension under 40msq is £590 on a building notice and £160 plan charge and £430 inspection charge on full plans, which totals £590.

But on a building notice they have to do less work, so your logic is backwards.

http://www.shbcc.org.uk/fees/feetables/default.htm

Full plans on a double height extension would be a good idea, it means you'll be fully specced to ensure all quotes are ont he same basis.

Juesss, it really has got expensive since my day, :eek::eek:, and they wonder why so many extensions are Jerry built

Doug_Basen

Hi all,
Just to help clear up any confusion. Your local council building control service is a non-profit making service operated by your council. It is the council’s role to ensure that buildings are safe, energy efficient and built of suitable materials. There is no profit element in the charges made by the council. The cost is designed to cover the cost of approving the plans (where submitted) and carrying out sufficient site inspections to make sure the finished building meets building regulation standards.
The decision to submit full plans or building notice is entirely your choice.

For peace of mind and to make sure your extension does meet the standards it is always better to have full plans prepared. You will then know what you are paying for and that it will comply. A building notice is best used for very small projects where plans are not too important.

If you watch our LABC video on How does the building control process work? On our YouTube channel- LABC Building Control. This will help explain how to make a Building Regulation application; the difference between a full plans application and a building notice and outlines the information that needs to accompany your application.

You can ask a builder for a detailed estimate of the cost of the work before getting approval but make sure you do specify everything you want your extension to be!

Hope this helps visit our website labc.co.uk for more information.

Doug Basen
LABC Head of Technical & Practice Communications

ritesh

Whether you go down Building Notice route or Full plans route the price will be the same. The problem is that for small scale works a building notice is fine, provided you have a compotent builder. However, for more serious works as in your case the council have quite rightly asked for full plans. A point to note in both cases is that once you submit either application you can start work 48 hrs after council receive applications.

With full plans these are accurate and building control can agree upfront on the works, materials etc being used. With Building Notice, you don't necessarily need all this and can call the building inspector at each stage of the build. One problem that I know of that has occurred is when one inspector says "Yup, that's fine!" and when another comes along at another stage and says "Nope, you can't do that!".

So for small scale works a building notice is ok but for large works full plans are recommended. Do remember though you can start work 48hrs after the council receive your plans.

There is no reason to wait for quotes as any compotent builder will know what works are involved and understand build regs and will be able to work with the building control inspector to make any adjustments if required.

Hope this helps.

kitty123

Thanks to everyone for the help. We are definitely going for full plans. In fact, the builders we have contacted today won't quote until the regs are through from the council, as they say it wouldn't be an accurate quote.

southcoastrgi

Doug_Basen wrote: »

Hi all,
Just to help clear up any confusion. Your local council building control service is a non-profit making service operated by your council. It is the council’s role to ensure that buildings are safe, energy efficient and built of suitable materials. There is no profit element in the charges made by the council. The cost is designed to cover the cost of approving the plans (where submitted) and carrying out sufficient site inspections to make sure the finished building meets building regulation standards.
The decision to submit full plans or building notice is entirely your choice.

For peace of mind and to make sure your extension does meet the standards it is always better to have full plans prepared. You will then know what you are paying for and that it will comply. A building notice is best used for very small projects where plans are not too important.

If you watch our LABC video on How does the building control process work? On our YouTube channel- LABC Building Control. This will help explain how to make a Building Regulation application; the difference between a full plans application and a building notice and outlines the information that needs to accompany your application.

You can ask a builder for a detailed estimate of the cost of the work before getting approval but make sure you do specify everything you want your extension to be!

Hope this helps visit our website labc.co.uk for more information.

Doug Basen
LABC Head of Technical & Practice Communications

Thank you Doug, some very good info there, welcome to the forum & hopefully you will stick around to answer any further questions, you have a PM BTW