Extension - building regs inspections

[t5585]

Hi all,

I'm looking to replace an old conservatory at the back of my house with a single story extension. The proposed measurements will be approx 5x3m. For ease/cost I will not be knocking through the wall and will just be having it a a separate room.

With regards to building regs, if I get an architect or similar to do a full plans application what visits should i expect from the officer? And is the fee charged by my council (£490 ex vat ) the only payment (i.e. is there an extra cost for the inspections?)? Is this the best route to take in my case?

We'd like to start foundations asap but i'd need to know whether they will want to check these?

Thanks for your help!

 

[pilsbury]

Not sure if all councils are the same but in Birmingham I had visits for the following: trenches dug, brick up to DPC, roof starting to go on and completion (which I’ve not had yet). There could also be inspections for steels.

This is all included in the price. I believe mine was £390

 

[charliegolf]

Could the OP's plan all be achieved under a building notice? Do such things still exist? If yes, how much notice is needed for commencement- at trench level?

Ta

CG

 

[Notch7]

You dont have to use the council -there are independant inspectors

BBS building control for example. I think they might be more expensive for the fees, but can be quite helpful on the inspections, so you could save there.

Are wanting a solid roof or a lantern roof? -if it is to be orangery style, you can suggest to the council it will be 'substantially glazed and therefore exempt'

you may need planning of course.....

 

[^woody^]

Full plans = plan check fee on submission, then site inspection fee when you notify start of work.

Building notice = pay both fees on application, plus 20% with some councils.

Number of inspections is assessed and varies on nature of work and location and possibly who's building it.

 

[tally100]

We used independant inspector at recommendation of builder , it turned out they was twice as expensive as council would have been.

 

[tony1851]

We used independant inspector at recommendation of builder , it turned out they was twice as expensive as council would have been.

But probably not as problematic.

 

[freddiemercurystwin]

Every single builder I know uses the LA, either they're good or .......

 

[tony1851]

Every single builder I know uses the LA,

You must lead a sheltered life.....

 

[Notch7]

We used independant inspector at recommendation of builder , it turned out they was twice as expensive as council would have been.

I pay £620+vat

Yes they are more expensive, but 'less problematic' is true so might also save in cost long term.

Some LA around here are know outsourcing building control, so It wouldnt surprise me to see the independant building control companies taking on more of that work.

 

[freddiemercurystwin]

You must lead a sheltered life.....

Sheltered? Or picky with regards to the the builders I work with?