Building Control Applications
- What type of application?
- When can you start building work?
- What happens when works are complete?
- What if building work is carried out without an application?
- Further guidance
- Contact Building Control
See also: Do I need Building Regulations approval?
What type of application is required?
Higher Risk Building projects
From 1 October 2023: if you intend to carry out work to a Higher Risk Building (a building over 18m in height, or 7 storeys or more, containing 2 residential units or more, or is a care home or hospital) you must submit your application to the Building Safety Regulator:
Apply/manage higher-risk building application
Work cannot start until approval has been granted. For more information please see the Higher Risk Building Procedures Regulations (external link).
If you have any queries, please contact the Building Safety Regulator (external link).
Non-Higher Risk Building projects
If you are planning to carry out building work that needs to be checked by a building control body you can choose either of the following routes:
a. submit an application for building control approval with full plans (described in Regulation 14 of the Building Regulations 2010).
b. submitting a building notice, which contains less information than full plans (see Regulation 13 of the Building Regulations 2010).
It is necessary to deposit an application for building control approval with plans instead of a building notice if any of the following work is proposed:
a. Building work in relation to a building to which the Regulatory Reform (Fire Safety) Order 2005 applies or will apply after building work is complete. Examples of such buildings include hotels, boarding houses, offices, shops and factories. Flats also come under this order, if there is more than one flat and the work affects the common parts (those areas shared with other flats, for example, entrance corridors, hallways or stairs).
b. Building work that includes erecting a building that fronts a private street.
c. Building work that involves building over or otherwise interfering with an existing shared drain, sewer or disposal main shown on a map of sewers.
If unauthorised building work has been carried out to a property, it may be possible to obtain a Regularisation Certificate from the Local Authority - see below for details.
A Reversion Application should be used where an Initial Notice from an Approved Inspector is no longer in force and the application is to ‘revert’ back to the local authority - see below for further details.
Application for Building Control Approval with Full Plans
If you wish to obtain formal approval for building works before the work begins you can submit an application for Building Control Approval with Full Plans.
We require:
- a completed application form
- a copy of the drawings
- structural calculations, if appropriate
- the correct charge/fee, which we calculate using a government framework
The applicant must pay the plan charge to the local authority when the plans are deposited.
We must grant or reject the full plans within 5 weeks, or a longer period if the applicant has agreed to an extension of time in writing.
We may reject the plans for either of the following reasons:
a. The plans show that work will contravene the Building Regulations.
b. The plans are defective (for example incomplete) – they fail to show that work will comply with the Building Regulations. We must give the reason in the notice of rejection.
Once rejected the plans can be resubmitted (at no extra cost if done within 12 weeks of the rejection date) and will be rechecked. Once the plans show compliance with the Regulations the application will be granted.
Building in accordance with deposited plans
If building work deviates from what the deposited and granted (or not rejected) plans show, the local authority may require this work to be taken down or altered. It is therefore advisable to consult the local authority before deviating from the plans that have been granted.
Consulting the fire authority
When plans have been deposited with the local authority and the Regulatory Reform (Fire Safety) Order 2005 applies, or will apply after building work is complete, we must consult with the fire authority and consider their views before passing the plans or issuing a completion certificate. The local authority must be satisfied the arrangements are satisfactory with regard to means of escape and access for the Fire Brigade etc
Consulting the sewerage undertaker
When plans have been deposited with the local authority and the work affects a drain, sewer or disposal main under Regulation 15, the local authority must consult the sewerage undertaker. The local authority must consider the views of the sewerage undertaker before passing the plans or issuing a completion certificate. The local authority must be satisfied that work will not be detrimental to either the building in question or the continued maintenance of any drain, sewer or disposal main.
Where a build over agreement is required (where the proposed development is within 3 metres of a public sewer), it is your responsibility to obtain this permission from Thames Water before commencing work. Please also note that Thames Water do not permit driven piles within 15m of a public sewer.
For more information see the Thames Water website (external link).
Granting the application for Building Control Approval with Full Plans subject to requirements (previously known as Conditional passing of plans)
A local authority may grant the application subject to either or both of the following conditions, under Section 14A(3) of the Building Regulations:
a. that such modifications as the relevant authority may specify must be made in the full plans.
b. that such further plans as the authority may specify must be provided before work to which those plans relate starts.
Starting work
When an application for Building Control approval has been deposited and 48 hours' notice of starting has been given, work may begin, but this is at your own risk until the plans have been checked and granted
Once work begins you will need to pay the Inspection Fee if you haven’t already done so.
Building Notice applications
A Building Notice application is an application under the Building Regulations giving brief details of your proposals for domestic alterations and extensions.
A building notice may be used where the Regulatory Reform (Fire Safety) Order 2005 does not apply. Where the building work is simple and drawings are not required, this may be appropriate.
The building notice enables work to be started without having to provide the local authority with plans. The local authority must be informed before the work is started.
When a building notice is deposited, the building notice fee must be paid to the local authority. The building notice fee is similar to the combined plan and inspection fees of the full plans option.
The building notice will typically be submitted on a form produced by the local authority and should include the information specified in Regulation 13. In the case of a new building or extension, the information should include a site plan.
Once the building notice has been deposited, the local authority may ask in writing for further information. NOTE: Once the building notice has been submitted, building work may start on the third day after the local authority has been informed. If building work has not started within three years of a building notice being deposited, under Regulation 13(5) the building notice is no longer valid.
The local authority is not required to pass or reject a building notice. If you use a building notice instead of the full plans route, then both of the following apply:
a. You will not have the protection of having full plans passed by the local authority. If the local authority has passed your plans, then you know that they are happy for you to build from them.
b. You cannot ask the Secretary of State for a determination if the person carrying out the building work disagrees with the requirements of the local authority.
If building work contravenes the Building Regulations, the local authority can require the work to be altered or removed.
Starting work
When a valid building notice has been submitted (including fee paid), building work may begin at any time provided the local authority is given two clear working days’ notice of the intention to start work, as required by Regulation 16(1) of the Building Regulations 2010.
Submit your Building Notice online
Regularisation Certificates
Where unauthorised building work has been carried out to a property, it may be possible to obtain a Regularisation Certificate from the Local Authority. Whether the works were carried out by yourself or a previous owner an application can be made if the works were commenced on or after 11 November 1985. ‘Unauthorised’ building work is work that was carried out without an application having been submitted to Building Control and accepted before works commenced. When a Regularisation Certificate is issued, it provides evidence (but not conclusive evidence) that the requirements of the Building Regulations specified in the Certificate have been complied with at the time when the unauthorised work was carried out.
Please contact this department to discuss your particular situation before you apply. In doing so you can be given a clear indication of what is required, allowing for an informed decision whether to apply or not, as depending on circumstances this may mean that you have to open up works. You could also be asked to take down or rebuild work.
We require:
- A full description of the unauthorised work, and plans indicating the work carried out (existing plans – before work commenced and proposed plans – what is intended/what has been completed) – so that it is clear what works have been/intend to be carried out.
- Plans and associated structural calculations should demonstrate compliance with the Building Regulations that were in force when the work was originally carried out.
- The appropriate fee - see details of fees applicable
- Photographs of the work in progress, or other evidence as may be applicable, may assist in demonstrating compliance, and may reduce exposure works required, so if you have this information, please send this also.
We will:
When sufficient information has been received, advice will be provided as to what work, if any, is required to comply with the Building Regulations, in order to receive the Regularisation Certificate. In establishing how and what works have been carried out, it may be necessary for the owner to open up elements of the works or carry out tests.
Where such opening up of works has been carried out, the local authority will advise you of:
- (a) Any alterations which will be required in order to make the works comply with the relevant requirements, or
- (b) Any works which cannot be determined whether they comply with the relevant requirements, or
- (c) If the works are compliant
Once the works have been deemed satisfactory, the local authority will issue a Regularisation Certificate to the building owner. A Regularisation Certificate is evidence (but not conclusive evidence) that the requirements of the Building Regulations specified in the Certificate have been complied with.The local authority has no obligation to issue a Regularisation Certificate and there is no statutory time period for a regularisation application to be dealt with. Initial contact should be made with the applicant within 10 working days of receiving their application. Please note you will be charged for this regularisation service (non-refundable), and once an application for regularisation has been submitted, it cannot be withdrawn.
Reversion Notices
A Reversion Application should be used where an Initial Notice from an Approved Inspector is no longer in force and the application is to ‘revert’ back to the local authority – see Regulation 19 of the Building (Approved Inspectors etc) Regulations 2010 (as amended).
Reasons for this could be :
- The Private Building Control Body is no longer in business
- The Private Building Control Body has cancelled their Initial Notice due to contraventions of the Building Regulations that the owner/builder has failed to rectify
- The Private Building Control Body has not been able to gain access to the property, or been notified of the commencement of works
- The owner/person responsible for the works decides that they no longer want to use the services of a Private Building Control Body
We require:
- A full description of the unauthorised work, and plans indicating the work carried out (existing plans – before work commenced and proposed plans – what is intended/what has been completed) – so that it is clear what works have been/intend to be carried out.
- Plans and associated structural calculations should demonstrate compliance with the Building Regulations that were in force when the work was originally carried out.
- The appropriate fee - see details of fees applicable (if unsure contact us for advice).This can be paid over the telephone on 0208 489 1000 (option 8)
- Photographs of the work in progress, or other evidence as may be applicable, may assist in demonstrating compliance, and may reduce exposure works required, so if you have this information, please send this also.
When we receive a Reversion Application, we may require applicants to take such reasonable steps, including the laying open of the building work for our inspection, making tests and taking samples, as we think appropriate to ascertain what work, if any, is required to make sure that the relevant requirements are met. If an applicant is unwilling to comply with any reasonable request there is a risk that we will be unable to judge whether the work satisfies the applicable regulations.
We may be left with no alternative but to prosecute the owner of the property where the contravening work may compromise life safety of the occupants, visitors or the public, depending on the circumstances.
Please download, complete and return the Reversion Notice form (Word, 155KB) to submit a building regulation application to our Building Control Team. Please also complete and return a copy of the Form 7 Cancellation Notice (PDF, 580KB) under the Approved Inspector regulations, which cancels the Initial Notice submitted by the Approved Inspector. Our email address is building.control@haringey.gov.uk
See further information and guidance on our Cancellation (Reversion) of an Initial Notice Application page.
When can you start building works?
Once you have submitted a Building Notice application or Full Plans application, work can start on site 48 hours ( 2 working days) after notice has been given to the local authority of your intention to start building.
Please remember that you must inform Building Control when inspection stages are reached so that a Surveyor can inspect the works as they go along. Please see our Inspections page for further details of when inspections are required and for information on how to request an inspection.
What happens when works are complete?
When you or your builder have notified us that the work is completed, and a satisfactory final inspection has been made, we will issue a formal Certificate of Completion to show that the work complies with the Building Regulations. This can be particularly useful if the building is subsequently sold or if you are securing additional funds.
When submitted plans are approved and after completion of work on-site, we will send you a Customer Satisfaction Form inviting you to comment on the service provided.
What if building work is carried out without an application?
If work is carried out without a Building Regulations application enforcement action could be taken and this could also prejudice a future sale of the property.
A retrospective application may be made for unauthorised building works carried out since 11 November 1985. Applications for Regularisation Certificates may be submitted with the appropriate fee.
The submission of an application does not guarantee that a certificate will be issued. Parts of the works may need to be opened up and inspected to determine if they are adequate and remedial works may be required before a regularisation certificate can be issued.
Further guidance
More information is available from other pages on this website including:
- Building Control Pre-application Advice service
- Building Regulations
- Dangerous Structures
- Demolition Notices
- Inspections
If you require further advice you can also contact the Building Control team.
A wide range of advice about common building works projects, building regulations, and your responsibilities when carrying out building works is available from the Planning Portal, please see the external links section below for a link to the Planning Portal.
Contact us
Address
Building Control
Level 5, Alexandra House
10 Station Road
Wood Green
London
N22 7TR
Tel 020 8489 5504