Extension & other works & Building Regs confusion

Naomim

Hi All,

I'm hoping someone may be able to help with my confusion (it doesn't take much!).

We had plans drawn up for a 4m single storey extension & a 1.5msq porch. We sent them to the council even though it was within permitted development. Everything was ok. The builders came, built the extension but the build wasn't completely finished. They didn't buy enough roof tiles, didn't get round to putting in downstairs w/c and other bits. We have removed them from the project.

We got a plumber in to look at where we are planning a utility room and downstairs w/c. He said we need to get the council in first to confirm building regs and that we will be able to put downstairs w/c in where we want.

The council have now said they don't know anything about our build apart from the initial application under permitted develolopment rights, that it had started and they should have been round during the project. Turns out the roof isn't fully insulated, they need sample of the screed under the extension and to see the steel RSJ that's been put in boxed round & plastered already. They are also saying we can't have an internal door between the porch and the house as there is no insulation in the porch so we have to have an external front door leading from porchway to downstairs hallway. We now have to pay the council £550. They have said we can have the downstairs wc but again, have to apply at another cost of £165.

Am I right in thinking the builders should have had the building regs in at different points in time during the build. I'm pretty sure when we asked the builders they said sometimes the council come and do spot checks and sometimes they don't bother. Was it our (homeowners) responsibility to let the council know the building work had started?

Thanks

Naomi

phil24_7

It is your responsibility to ensure building control are involved in your build.

It sound like you had a dodgy builder who has cut some corners and I would comply with everything building control want. I would also get someone in the know to look over the whole build to see what else isn't done correctly as building control don't care about the finish, only that it complies with their regulations.

If you haven't paid the builder the full amount then don't until things have been looked at and sorted. If you have then it will be up to you whether you pursue them through the small claims court, though you will need to make sure you have all your ducks in a row. It will also depend on what your contract with them states.

Doozergirl

What Phil says

In addition, what the BCO says is correct about the door to the porch. You don't need sign off if it is literally a porch. Without a front door in between, it is an extension. You either have it built so it complies in the same way as the extension or you put a door on.

You may not think it, but the plumber has done you a big favour by finding this serious flaw in your build.

What does confuse me is why he thinks you need building control sign off *before* he goes in? That sounds a bit weird in itself. I mean, you should have sign off on the extension, but the loo will need at least an extractor signing off and some electrics, if not drainage as well if any drainage work has to be carried out externally.

If anything, you want to save the cash and get it all covered under one application. The BCO is being a bit of a jobsworth if they haven't inspected the first job and want another application for what you can argue is part of one job

phil24_7

You may need to pay for an ammendment to the plan for it to be covered in the original job, this will probably be cheaper than paying BCO fees 2 or 3 times!

Doozergirl

phil24_7 wrote: »

You may need to pay for an ammendment to the plan for it to be covered in the original job, this will probably be cheaper than paying BCO fees 2 or 3 times!

I don't think BR plans were submitted, only for PD. If they do it as building notice then there's no plans and you can negotiate with the inspector, hopefully, if you get a nice one.

Admittedly, I have no idea how it works retrospectively, given that we do things the right way around

phil24_7

Ah...missed that. I am out to as I tend to be a bit anal about doing things in the right way/order.

Naomim

Thanks for the responses everyone. We obviously fully intend to comply with the building regulations to get everything sorted.

There were no building reg plans, just the original plans for the house. Turns out the builder who is NIC EIC registered didn't even have a plan for electrics. It's been a nightmare but we are trying to get everything sorted out now.

Naomi x

Doozergirl

You don't 'need' a plan for electrics.

There are different ways of doing things but what is key is that building control are involved.

You should have certificates for the electric and gas works direct from the builder.