Building control Frequently Asked Questions (FAQs)

1. Why should I choose Local Authority Building Control?

You should choose Local Authority Building Control because we:

• believe in sound working relationships based on understanding and support
• are committed to maintaining the highest standards and ensuring that the built environment in which we all live, work and play is safe and healthy
• will work with you to achieve quality construction that meets the building regulations. Whether you are an Architect, builder or householder carrying out DIY, you can rely on us
• give value for money and achieve high standards whilst still being impartial
• are publicly accountable
• will work with other representatives of the Local Authority and associated agencies to assist your project
• have a vast archive of local knowledge of sites in our district and can utilise this to offer knowledge-based pre-application advice
• are locally based so we can respond very quickly to on site construction needs if required
• can offer inspection plans and progress reports for your project
• can accept applications electronically
• have professionally qualified staff

2. What is the difference between building regulations and planning permission?

Building regulations set standards for the design and construction of buildings to ensure safety, health, and energy efficiency. They cover aspects like structural integrity, fire safety, and accessibility. 

Planning permission relates mainly to the correct use of land. It considers the impact of the development on the environment, the appearance of buildings, and land use. It also deals with listed buildings and conservation areas.

Often, developments will need both building regulations approval and planning permission. Building regulations ensure the construction meets safety standards, while planning permission ensures the development is suitable for the area. Some projects may require only one or neither, depending on the nature of the work.

3. What is the difference between a Full Plans Application and a Building Notice Application?

A Full Plans Application is a detailed application and needs to include comprehensive architectural drawings, specifications, plans and relevant documents. These plans are thoroughly reviewed to ensure compliance with building regulations before construction begins and help to minimize potential costly issues.  It can be used for any domestic building work as well as commercial, office and industrial developments.

Once approved, you receive a formal approval notice confirming that your project meets all necessary standards. On satisfactory completion of the works, we will automatically issue a completion certificate.

What are the advantages of a Full Plans application?

• The process of preparing the plans allows you to carefully consider your proposals and receive professional advice
• You can see your proposals on plan giving you a clear indication of how they will affect your property and if the works will meet your needs
• It will be easier for the builder to prepare an accurate quotation since they will have detailed plans to refer to
• It will be easier to explain to your builder what works you are proposing and there will be less room for error and disputes
• The plans will form part of a contract between you and your builder
• If you are borrowing money to finance your proposals, you may need to have plans to show the bank or building society
• If your contractor builds in accordance with the approved plans, you can be confident of compliance with the Building Regulations
• The plans will form a historical record of the works that have been carried out and can be lodged with the deeds of your property.

A Building Notice Application is suitable for straightforward and minor domestic works only, such as internal alterations involving the removal of one or two walls, insertion of windows, installation of bathrooms and other drainage, garages / carports (not exempt from building regulation), and the underpinning of foundations.  It cannot be used for commercial works.  On satisfactory completion of the works, we will automatically issue a completion certificate.

A Building Notice application cannot be used for the following:

• premises where people are employed or where a Fire Certificate under the Regulatory Reform (Fire Safety) Order 2005 is applicable e.g. shops, factories, offices, public buildings
• where the proposals consisting of either underpinning, extensions or new builds and they affect, or are likely to affect access to, or are built over a drain, sewer or disposal main indicated on the map of sewers kept by the sewerage undertakers.
• works involving the erection of any building fronting onto a private street.

In these cases you must submit an application for approval with full plans.

What are the advantages of a building notice application?

• Quick Start: You can begin work 2 days after your notice has been accepted and validated.
• Simplicity: No detailed plans are required, saving time and costs 
• Flexibility: Ideal for minor works and simpler projects 
• Cost-Effective: Reduces expenses associated with preparing detailed plans 
• Convenience: Suitable if you have an experienced builder who understands the regulations

4. When do I need a site inspection?

The frequency and type of inspection depends on the works being undertaken. Examples of the expected stages can be found on our Site inspections page and are included in the acknowledgement paperwork when your application has been validated.

Site inspections can be booked via the LABC Inspection app, email or telephone. Inspections must be booked by 3pm the working day before. Full details can be found on our Site inspections page.

5. What buildings are exempt from Building Regulations?

An exempt building is a structure that does not need building control approval. Common examples include small, detached buildings like sheds, greenhouses, and certain temporary structures. These exemptions are typically granted because the buildings are small, low-risk, or used for specific purposes. 

Common Exempt Buildings and Extensions:

• Small Detached Buildings: These are typically single-story buildings with a floor area not exceeding 30 square meters (or 15 square meters in some cases), that don't contain sleeping accommodation and are located at least 1 meter from the property boundary
• Extensions at Ground Level: Additions like conservatories, porches, covered yards, or carports, as long as they don't exceed a certain floor area (often 30 square meters) and are at ground level
• Greenhouses and Agricultural Buildings: These are often exempt, especially if they are not used for retail purposes
• Temporary Buildings: Structures intended to be in place for a limited time (e.g., construction site offices) are frequently exempt
• Ancillary Buildings: Buildings used in connection with the disposal of building plots or on construction sites, that don't contain sleeping accommodation

6. How long is the building regulation application valid for?

A 'building notice' or a 'full plans' application are valid for three years from the date the application was received by Building Control, after which it will automatically lapse if the building work has not commenced on site, or the Council has not been given a notice of commencement.

7. How can I talk to a Building Control Surveyor?

Without appointment, surveyors are generally out visiting sites between 10am and 3pm and do not take calls whilst driving or on site for safety reasons. However, they will check for messages later in the day either received on the phone or email. You can talk to our Customer Service Officers on 01865 249811 for general enquires. For enquires about your application call us on 01865 252876 or email buildingcontrol@oxford.gov.uk.

8. Is a building regulation approval notice the same as a completion certificate?

No. A Building Regulation Approval Notice is confirmation that the plans submitted have been assessed by an appropriately Registered Building Inspector and the work would comply with the Building Regulations 2010 (as amended) if it is carried out in accordance with the plans. Building Control approval is granted.

A Completion Certificate is issued by the Building Inspector after the work is finished and has been inspected to ensure it meets Building Regulations. It indicates that the complete work, as far as can be reasonably ascertained complies with the building regulations.

9. Will I get a completion certificate?

You must notify Building Control when the work on site is satisfactorily completed and arrange for a completion (final) inspection. If the works are in accordance with the approved plans and in compliance with the Building Regulations, you will be issued a Certificate of Completion. However, applicants should note that a request to inspect completed building works should be received by Building Control within 3 years from the last inspection. If a request is received outside of this time, an inspection may be made at the absolute discretion of the Council and additional fees may be payable at this stage.

10. How do I get a copy of a completion certificate?

If you are the owner of the property or their agent, you request a copy at buildingcontrol@oxford.gov.uk.There is a charge for electronic copies, please see our Building control fees page. When requesting this please allow 5 working days for a reply. To help us find the information you will need to provide us with:

• the address of the property
• the reference number - you can locate this on our Building Control Applications systems 
• agent contact details (if applicable)
• owner name and contact details

11. What is the Party Wall Act and when does it apply?

The Party Wall etc. Act 1996 is a law in England and Wales that provides a framework for preventing and resolving disputes between neighbours regarding party walls, boundary walls, and excavations near neighbouring buildings.

It will apply if you intend to carry out building work which involves one of the following categories:

• work on an existing wall or structure that stands on the land of two or more owners, such as the wall separating terraced houses
• party structures which include floors or other structures that separate buildings or parts of buildings with different owners, like in flats
• building a free-standing wall or a wall of a building up to or astride the boundary line between properties
• excavating within three or six metres of a neighbouring building(s) or structure(s) depending on the depth of the hole or foundations

If you plan to carry out work that affects a party wall, you must notify your neighbours.

You should note that the provisions of the Party Wall Act 1996 are a private matter between yourself and your neighbour and in no way relate to a building regulation or planning application.

The Act outlines procedures for resolving disputes that may arise from such work 

For more in-depth information you can read the GOV.UK Party Wall Act 1996 Explanatory Booklet.

12. Do I have notify my neighbours when I apply for Building Regulations and can they object to the proposed works?

No. You do not need to inform your neighbours when you make an application to building control.

Where the proposed building work is likely to affect or involve a mutual part of a building or adjoining building it is advisable to inform any affected or interested parties as your work could also be subject to other statutory requirements, such as Planning Permission, Fire Precautions, Water Regulations, Licensing and the Party Wall Act 1996.

13. What can I do if my plans are rejected?

It is our aim to work with you and your Principal Designer to ensure that the plans for the proposed building work comply with the Building Regulations and can be given approval.

However, where there are defects or omissions shown on the plans we may have to issue a rejection notice.

When an application is rejected, we will issue a schedule of items indicating which parts of the proposals are in contravention of the Building Regulations. You will need to amend to comply with Building Regulations and resubmit for approval.

14. What is the Competent Persons Scheme and where can I find a copy of my compliance certificate?

Competent Persons Schemes (CPS) are government-authorised schemes that allow qualified tradespeople to self-certify that their work complies with building regulations, without needing to submit a separate application for building control approval through a local authority or private inspector e.g. FENSA or CERTASS.

Main types of notifiable work covered by Competent Person Schemes:

• installation of a new or replacement heating system or boiler, regardless of fuel type
• installation of a new or replacement oil tank
• installation of a bathroom if new plumbing is installed or existing plumbing is altered
• installation of a fixed air conditioning system
• addition of a radiator to an existing heating system (may not need notifying in some circumstances)
• installation of a new or replacement fuse box (or consumer unit) or any other notifiable work such as a new electrical circuit connected to the fuse box, and alterations to electrical installations around a bath or shower
• replacement of window and door units
• replacement of roof coverings on pitched and flat roof
• installation of cavity wall insulation
• installation of solid wall insulation
• iInstallation of mechanical ventilation systems
• installation of microgeneration or renewable technologies

The registered installer will notify Building Control on completion of the works and issue you with your completion certificate within 8 weeks of completion.

You can visit the Competent Persons Register to find an installer near you.

Find a registered installer

To find an installer registered with a Competent Person Scheme in your area or check that your chosen installer is with a scheme visit the Competent Persons Register website. There is a separate register specifically for electricians at the Electrical Competent Persons website.  

Copy certificates

If you need to find a copy certificate for Competent Person Scheme work carried out to your property you will need to know the name of the scheme they belong to, such as FENSA, NICEIC, when and who carried out the work. You should then contact their Competent Person Scheme governing body and request a copy certificate.

15. What permission do I need to demolish a building/part of a building?

Where it is intended to demolish a building, it is necessary for notice to be given to the Building Control section under the Building Act 1984 section 80, unless the building is exempt. Exempt buildings include:

1. an internal part of an occupied building
2. a building less than 50 cubic metres externally
3. part of a larger building that consists of an attached conservatory, shed, greenhouse or garage
4. a building used solely for agricultural purposes.

You will also need to check whether planning permission or listed building consent is required.

16. Do I need Building Regulations approval to build a garage/shed?

Yes, unless the garage is detached, less than 30 square metres floor area and either built of mainly non-combustible material or located at least 1 metre from the boundary.

This applies equally to other small detached buildings, e.g. a shed, workshop, greenhouse, summerhouse etc.

You may still require planning permission. If you are in doubt, contact Building Control for further guidance.

17. Do I need building regulations approval for a loft conversion?

Yes, in all cases an application will be required. You may also require planning permission.

18. Do I need approval to carry out repairs to my house, shop or office?

Generally, not if the repairs are small, e.g. replacing glass in broken window, replacing floor boards etc.

For larger repairs an application may be required, e.g. recovering a flat roof, re-roofing, rebuilding walls, underpinning, replacing windows, replacing boilers etc.

If you are in doubt, contact Building Control for further guidance.