Building Control Process
The building control process is outlined below
The Approved Inspector is required to submit an Initial Notice to the Local Authority, to check the details and register the work there for future land searches.
They require 5 working days for this during which building work should not start on site (otherwise our Notice will be voided and the work will return to LA control).
An application form needs to be submitted to us at London Building Control (by email, fax or post). This can be found on our website – click here.
The relevant fee, which needs to be agreed with LBC Ltd, should be submitted (usually in full along with the application).
A Fee Request Form can also be filled out on our website – click here – or a fee can be agreed by telephoning or e-mailing LBC. Fees are usually based upon the complexity of the work, the cost of works and the location of the site, and are generally similar to LA fees (except small works which tend to be more expensive).
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Processing The Initial Notice
Once deposited by us at the council, the Local Authority should check the details of our Initial Notice within 5 working days – the LA can reject the notice if the details are found to be incorrect. If there are no objections to the IN format within this time works can then commence on site. (Note : Initial Notices cannot be used for retrospective works or works which have already commenced and it is therefore imperative that works should not be started prior to the IN being submitted to and accepted by the LA).
Our clients may also request a Plans Certificate, which means that the plans and details provided have been checked and accepted to comply with the Building Regulations. Before this can be issued, all the information required must be submitted to the AI and all the necessary consultations completed satisfactorily (i.e. with the Fire Authorities, Sewerage Undertakers, Engineers etc).
The AI usually has to consult the the Fire Authority regarding commercial properties and where flats have communal areas.
New Building Or Extensions (at or below ground level)
London Building Control has to consult the Sewerage Undertaker, to ensure that there are no public sewers in the vicinity (usually within 3m). For this reason a location plan (at a scale not less than 1:1250) needs to be sent to us to pass on to the LA and Sewerage Undertaker (usually Thames Water in and around London). For such work, the IN cannot be processed without the location plan showing the footprint of the proposed works; new buildings also need to also show the proposed connections to sewers on the location plan.
The developer or builder should notify London Building Control at the relevant stages of building work so that inspections can be made (i.e. notifications for commencement, foundations, drains, damp proof courses, etc). However at the first visit (which is often when foundation excavations or drains are ready for inspection) the Site Inspector will discuss when the next inspection is likely to be required and put in place a site regime for inspections.
At satisfactory conclusion of works, London Building Control will issue a Final Certificate to the LA for their records, with a copy to the client. (Note: Final certificates should be issued by LBC to the reach the LA within 4 weeks of occupation for commercial work and flats and 8 weeks for domestic work; please ensure we have the necessary documentation, such as electric certificates, so that we are in a position to issue the Final Certificate, otherwise works may revert to LA control).
Whilst setting out briefly the process of the Approved Inspector service, the full statutory duties for all relevant parties should be referred to in the Building Act, Building Regulations, Approved Inspector Regulations, etc.