Removing Internal Load Bearing Walls - FTB

mazibee

I emailed council regarding

Good Morning,

I need confirmation/ clarification whether Building control is required for removing a internal wall between two reception rooms.

I have contacted few local builders and they are saying that there is no need for the BC.

Please can you confirm that?


If yes, kindly if you can also tell me how long the application process takes and the fee for the BC application.

Kind regards

they replied back

Thank you for your email enquiry.

Is the wall loadbearing?

Kind regards,
xxxxxxx xxx

Technical Officer
Planning & Sustainability Service

I replied as follow

Thanks for such a quick response.

Yes the wall is load bearing and the builders were saying that they need to put a RSJ./Beam after doing some sort of load calculations.

recived a reply from council

Thank you for the below email.

The works would require building regulations. If you submit a building notice, the fee would be £350.00 and once we have received the application form, you can commence work within 48 hours.

Now I have


2 builders saying no need to go for any building regulation/ Structural Engineer.
1 Builder saying no need for building regulation but you need calculation from structural engineer

Council is saying that for removing internall wall I need to submit a building notice.

I am totally confused as one builder came in today and he said you need a Structural engineer and you need to pay £350 for him to do the calculations and thats its, no need for council.


Also what is the building notice and is it different from the full building regulation application.

Any suggestions will be higly appreciated.

[Deleted User]

Which do you think? You have two options:

1. Trust the builders who would like to make life easier for themselves, don't have any legal powers, who you will never see again, and who don't have anything to do with you selling the house in future.

2. Trust the council who have an obligation to enforce buildings regulations in your area, can force you to undo or make good any changes without building regulations, and who issue the certificate that any competent buyer will ask for if you sell.

[Deleted User]

And also, you're not applying for 'permission' from building control. You are saying "I'm doing this work, please come and check that it is being done to the correct standard". That would include you needing to show them the maths, but it's not the same as planning permission.

mazibee

Deleted_User wrote: »

And also, you're not applying for 'permission' from building control. You are saying "I'm doing this work, please come and check that it is being done to the correct standard". That would include you needing to show them the maths, but it's not the same as planning permission.

Whats is the building Notice as compare to the full building regulations ( is it an alternative or a short cut method)



as mentioned in the email they are saying to pay the fee of £350 , fill in the form and within 48 hours we can commence the work.


Do I have pay another fees for when BCO signs off and issues the completion certificate.

suki1964

The £350 includes the completion certificate

You need a structural engineer to sign off the size of the RSJ, it cost us £100

[Deleted User]

Building regulations are the rules they are checking you apply.

A building notice is the document you submit to say you will be doing work.

mazibee

Our Council is Wycombe District Council, so for example we apply for building notice and pay £350 we can commence the work after 48 hours.


Any idea how much time we have to complete the work (is there any validity of the Building notice)


Shall we hire SE before or after giving the Building notice.

suki1964

Same as our council

The DS will want to see the SE report, S/he will also want to come and inspect the padstones and the steel inplace before you go ahead and plaster

Once you have your builder booked and a general timetable, you ring BC and talk to the DS and arrange times and dates for them to come out

Our DS came out 4 times all in all

Doozergirl

Hire the structural engineer first so you know what you have to do.

Do not use any of the 'builders' you spoke to. Where did you find them? I would have exactly the same conversation with you as building control did. I'd like to say it's a no-brainer, but clearly you've spoken to people with less than that.

You have as much time as you want to complete the work after giving notice.

mazibee

Please can someone recommend me any good structural engineer in the High Wycombe (Bucks area)



One builder I called today quoted me £1200 for the structural engineer.