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Below are various frequently asked questions we get asked by our clients. If you have any other questions or queries, please feel free to get in touch with our team.
Frequently Asked Questions
Building Control focuses on making sure that construction work meets the minimum standards for health and safety, energy efficiency, and accessibility.
Building Control Approvers are independent inspectors who ensure compliance with Building Regulations by reviewing plans and conducting inspections. They provide guidance during the design phase and on-site, enforce rules informally, and monitor performance. Building Control Approvers cannot be involved in the design or have a financial stake in the project.
According to “The Future of Building Control Report,” the role of a Building Control Body is to ensure buildings are safe, healthy, accessible, and sustainable for everyone, now and in the future.
What Building Control Does:
- Provide Compliance Checks: Building Control offers a checking service to help make sure building work meets standards.
- Offer Guidance: They support and advise customers on achieving their desired outcomes but don’t replace professional design and construction advice.
- Ensure Quality Where It Matters: They help with workmanship and material quality only when it affects compliance with building standards.
- Verify Public Safety: Building Control ensures all standards that protect the public are met by the end of the project.
What Building Control Does Not Do:
- Guarantee Compliance: The person doing the work is responsible for following the rules. If the work doesn’t comply, they could face legal action, and the building owner might have to fix it.
- Manage the Entire Construction: Building Control doesn’t oversee every stage of construction; that’s up to the client and contractor based on their agreements.
- Handle Aesthetic Issues: They don’t deal with how the finished project looks if it’s not related to compliance with building standards.
- Resolve Contract Disputes: Issues between the client and builder are matters of contract law and not handled by Building Control.
Tips for Avoiding Disputes:
- Use a Written Contract: Even for simple projects, using a written contract is advised. Many straightforward homeowner building contracts can be purchased online.
- Consider a Warranty: For larger projects, consider an insurance-backed warranty. This can cover the cost of fixing issues, even with reputable firms.
Starting and Completing Work:
- Notify Local Authorities: Before starting, you must have your Building Control Approver notify your local authority about your building work with an “Initial Notice.” Work can start after the notice is accepted or after a 5-day waiting period.
- Provide Certificates: Before completing the project, submit any required test and commissioning certificates. Your Building Control Approver will inform you which ones are needed.
Resolving Issues On-Site:
- If There’s a Dispute: If the Building Control Approver isn’t satisfied with the work and you can’t resolve the issue, they may cancel the Initial Notice. This ends their responsibility, and the local authority might take over the Building Control functions for your project.
The Building Regulations 2010 set the rules for constructing and extending buildings.
You may also need building regulations approval for many types of alterations, such as:
- Replacing fuse boxes and connected electrical systems
- Installing a bathroom that involves plumbing
- Changing electrical work near a bath or shower
- Installing a fixed air-conditioning system
- Replacing windows and doors
- Replacing roof coverings on both pitched and flat roofs
- Installing or replacing a heating system
- Adding extra radiators to a heating system
- Changing the use of a building (for example, converting a garage into a living space)
- Installing or altering chimneys, flues, or soil and vent pipes
- Creating new openings for windows or doors
- Converting a loft into a bedroom or other usable space
You might need approval or have to follow specific rules for other types of work not listed here. Always check the requirements for your particular project.
If you’re unsure whether you need approval, consult a building control body for guidance.
For domestic projects, we cover the below postcodes:
WC, W, EC, SW, TW, KT, MEWe cover London & the South East for commercial projects.
Please contact the office if the project falls outside of this area as we may still be able to help office@wilkinsoncc.co.uk
Quotation Stage
To provide a quote, we need some basic information about you and your project:
- Client Details
- Location of Work
- Description of Work
- Estimated Cost of the Project
- Use of the Building
- Height of the Building
- Number of Stories
If the building is a High-Risk Building (HRB), we cannot provide building control services. You will need to contact the Building Safety Regulator.
Plan Check Stage
Before hiring a contractor, we recommend getting a plan check. This helps avoid unexpected costs and ensures the builder includes everything required in their quote. While you can skip this step (known as design and build), we strongly advise against hiring a contractor without approved plans.
For a plan check, please provide:
- “As Existing” Plans: Showing the current state of the premises.
- “As Proposed” Plans: Showing the proposed work, including specification notes (either on the drawing or in a separate Word file).
- Structural Plans and Calculations: If the work involves structural changes.
- Fire Safety Plans: Required for buildings other than dwellings under the Regulatory Reform (Fire Safety) Order.
- Site Plan: At a scale of 1:1250 if you are erecting or extending a building.
We will let you know if any additional documents are needed. Please submit all documents in PDF format.
Start on Site Stage
Due to changes in legislation effective from October 1, 2023, we cannot issue an Initial Notice until we have more details. Do not start work on site until we confirm that the Initial Notice has been submitted and accepted.
We will need the following additional details to be able to issue the notice:
- Name and Contact Information: Of the Client, Principal Contractor, and Principal Designer.
- Start on Site Date
- Commencement Date (see below)
- Completion Date
We will provide a guidance leaflet and forms to capture the necessary information in our ‘Client Notification Pack’ when we are appointed.
Commencement Stage
You must notify us when the project reaches the commencement stage. We will provide a form for this in your ‘Client Notification Pack.’
Note: The commencement date is not the same as the start on site date. Usually, the commencement date is when the ground floor slab or damp-proof course (DPC) is installed. If the project doesn’t have a ground floor slab, it’s when you’re 15% through the build.
Completion Stage
When the work is done, the client, principal designer, and principal contractor must complete forms called declarations to confirm their roles are complete.
You also need to provide commissioning certificates for building services like heating, ventilation, electricity, and drainage. For commercial buildings, confirm that all life safety systems are commissioned and that the person responsible for fire safety after occupancy has received copies.
We know this process can seem complex, but we will send you reminders throughout the project to help keep you on track.
Commissioning is the process of starting up an item and making sure it works properly. In building projects, commissioning includes testing systems like heating, ventilation, and air conditioning to ensure they operate correctly.
The builder must commission these systems and make sure they work before handing them over to you. They should also explain how to use them. We require copies of these documents, often called test certificates, as proof that commissioning has been completed.
We will provide a list of the required certificates at the plan check stage. It’s important that both you and the contractor know what certificates are needed, as missing them is the most common cause of delay at the end of a project. Make sure the builder gives you all the certificates before they leave. If you don’t have them, you might need to pay to have the systems tested again.
For more information, check these links:
Why Choose Wilkinson’s for Your Building Control Needs?
At Wilkinson’s, we understand that selecting a building control inspector is a crucial decision, especially for luxury residential and commercial clients. As a British-owned, family-run business regulated by RICS, we’ve earned accolades for our professionalism, innovation, and fire safety expertise. Our team has been featured on BBC1, ITV, and Channel 4, and we’ve advised the World Bank on UK business practices. We also contributed to developing Approved Document B and proudly hold the Best Approved Inspector 2023 award. We have worked with many celebrity clients, including pop stars, actors, comedians, authors, and soap stars.
Here’s why Wilkinson’s is the premium choice:
Unmatched Expertise: We handle all types of projects—from luxury residences to complex commercial buildings. Our extensive experience helps you meet your statutory duties, safeguarding your investment and avoiding costly errors.
Superior Quality and Compliance: We go beyond basic requirements. Our rigorous approach to plan checks and regular inspections helps to avoid costly mistakes and delays. You’ll receive thorough, actionable reports and regular updates through a detailed project tracker, offering you peace of mind.
Tailored, Comprehensive Service: We offer a bespoke service that caters to the unique demands of your project. As a small, British-owned company, we are large enough to cope with almost any scale of project but small enough to care about our clients.
Proven Excellence: Our multiple awards and industry recognition are a testament to our commitment to quality service. When you choose Wilkinson’s, you’re choosing a partner with a proven track record of delivering excellence.
Building Types and Categories
All building projects are now classified as being either Class 2 or Class 3. Understanding your building’s requirements is crucial, as not all Building Control Approver’s can handle all types of buildings.
Class 2 Buildings
We are accredited across all six Class 2 building categories, for example:
- Category A: Residential houses (single-family) under 7.5m
- Category B: Residential flats and houses under 11m
- Category C: Residential flats and houses over 11m but under 18m
- Category D: All building types under 7.5m
- Category E: All building types over 7.5m but under 11m
- Category F: All building types over 11m but under 18m
Class 3 Buildings
Class 3 covers all buildings over 18m in height and buildings in Class 2 that are “Non-Standard.” These buildings use construction techniques that are not commonly recognized in England or Wales and do not follow standard design principles set out in relevant building guidance codes, such as approved documents or British Standards.
Non-standard building work can include:
- Difficult ground conditions
- Buildings with unusual uses or high levels of complexity, like shopping centers, conference centers, airports, or hospitals
- Very large, tall, or timber buildings
- Buildings that use modern construction methods, such as volumetric or CLT
- Buildings that do not follow recognized building codes, such as approved documents or British Standards
Wilkinson Construction Consultants has extensive experience with these types of buildings and is accredited for Class 3 projects of all types.
High-Risk Buildings (HRBs)
For HRBs where we were appointed before October 2023, we continue to offer services. However, all new projects starting after April 2024 must now be submitted to the Building Safety Regulator.
Registration and Sanctions
Before you make a final decision on which Building Control Approver to appoint, we recommend conducting due diligence to confirm the grade of registration matches your requirements and that there are no sanctions or pending insurance claims against the company.
For each type of building project, Building Control is responsible for inspecting specific stages to ensure compliance with building regulations.
As a result of the Covid-19 outbreak in early 2020 we, like many other organisations, had to take steps to ensure the safety and wellbeing of our staff as well ensuring we were working in line with current Public Health advice. This resulted in the widespread adoption of remote inspection and verification techniques such as Video or Photographic Inspection.
Due to the ongoing pressure and lack of suitably qualified inspectors the use of these techniques has continued and are now formally recognised by the Building Safety Regulators as being an acceptable method of ensuring proportionate use of resources.
At Wilkinson Construction our focus is on quality and as such our default position remains that we will carry out in-person inspections wherever resources permit and will be prioritised against the level of risk involved in the project.
We will still expect you to request inspection at each of the key stages set out in the project specific inspection plan and to keep us informed of progress at 4 – 8 week intervals.
If you haven’t been given a project specific plan yet then here’s a summary of the key inspection stages for various projects based on the Greenstreet Berman model.
Single-Storey Extension
- Inspection of New Excavation for Foundations – Check for correct depth and dimensions.
- Inspection of Damp Proof Course/Membrane and Below Ground Drain Pipes – Before covering.
- Inspection of Wall/Roof Insulation and Structural Elements – Including steel beams if used.
- Completion of Work – Fire boarding, fire doors, smoke detectors, stairs, handrails/guarding, ventilation, and receipt of installer certificates.
Loft Conversion
- Inspection of Steel Beams – In the loft area.
- Inspection of Floor, Wall, and Roof Timbers and Insulation – May be combined with the inspection of steel beams.
- Completion of Work – Fire boarding, fire doors, smoke detectors, stairs, handrails, ventilation, and receipt of installer certificates.
Loft Conversion Plus Extension
- Commencement – May be combined with the inspection of new foundations.
- Inspection of New Excavation for Foundations – For the extension part.
- Inspection of Damp Proof Course/Membrane and Below Ground Drain Pipes – Before covering.
- Inspection of Wall/Roof Insulation and Structural Elements – For both loft and extension parts.
- Inspection of Floor, Wall, and Roof Timbers and Insulation – For both loft and extension parts.
- Completion of Work – Fire boarding, fire doors, smoke detectors, stairs, handrails, ventilation, and receipt of installer certificates.
Flat Conversion
- Inspection of New Walls or Floors and Structural Elements – Including steel beams.
- Inspection of Drainage and Ventilation – For bathrooms and kitchens.
- Inspection of Insulation – May be combined with the above stages.
- Completion of Work – Fire boarding, fire doors, fire alarm and emergency lighting, stairs, handrails, ventilation, and receipt of installer certificates/Sound Test/SAP/EPC.
Garage Conversion to Habitable Room
- Inspection of Excavation for Infill Wall/Window – To replace the garage door.
- Check Damp Proof Course (DPC) in Wall and Damp Proof Membrane (DPM) to Floor.
- Check New Floor and Wall Construction – Including insulation and new drains if needed.
- Completion of Work – Fire boarding, fire doors, smoke detectors, ventilation, and receipt of installer certificates.
Erection of New House or Flats
- Inspection of New Foundations and Drain Pipes – Before covering.
- Inspection of Damp Proof Course, Oversite Membrane, and Tanking – Where needed.
- Inspection of Walls, Insulation, Steels, and First Floor Timber Joists – Including cavity barriers.
- Inspection of Roof Timbers, Insulation, and Roof Void Ventilation.
- Inspection of Services – Including above-ground, witness of drain tests, and fire stopping.
- Completion of Work – Fire boarding, fire doors, fire alarm and emergency lighting, stairs, handrails, ventilation, and receipt of installer certificates/Sound Test/SAP/EPC.
Load-Bearing Wall/Chimney Removal
- Inspection of Structural Works – Ensuring structural integrity.
- Fire Proofing – Checking fire protection measures.
- Completion – May be combined with fire proofing inspection.
Each project is unique, so the exact stages may vary.
Booking Inspections with Wilkinson Construction Consultants Ltd
We will arrange your first inspection once we receive notification that work has started on-site. Please provide us with at least 2 days’ notice so we can contact you and confirm the inspection date.
All subsequent inspections should be booked by the Principal Contractor’s site contact, who must keep their assigned WCC Registered Building Inspector updated on progress. To schedule an inspection, please use our online booking form: Request a Visit.
If the Contractor does not request an inspection or provide a progress update every 60 days, we will contact you to check if the work has stopped or been abandoned. It is important to respond to our inquiry. If there is no response after 6 months, we will assume the project has been abandoned and will send a notice to cancel the initial notice.
What is a Build Over Agreement?
A build over agreement is a contract between you and your sewage provider when you build over or near a sewer. This agreement helps protect the sewers and drains that serve you and your neighbours.
When is a Build Over Agreement Required?
You need a build over agreement if you’re planning any building work within 3 meters of a public sewer or within 1 meter of a public lateral drain.
Why Do You Need a Build Over Agreement?
The main reasons for this agreement are:
- To ensure the sewer is not damaged during construction.
- To allow the water company to maintain access for repairs and maintenance.
What Should You Do Before Building?
Before starting your project, we highly recommend getting a CCTV drain survey to check the location and condition of the drainage system. This helps prevent the risk of your new extension damaging the sewer, which could cause structural damage to your home, block foul drainage, or even create a cesspool in your garden. It’s a simple process that protects your property.
What Happens If You Don’t Get an Agreement?
If you start building without this agreement and the water company finds out, they could stop your work or require you to remove any structure built over the sewer. Additionally, without approval from the water company, you won’t get a Completion Certificate from building control, which is necessary when selling or remortgaging your home.
How Are Wilkinson’s Involved?
When appointed, we have a statutory duty to consult with the sewage authority to determine if a build over agreement is required. We will inform you of the sewage authority’s decision, but it is your responsibility to contact them to arrange the agreement. It’s best to ensure this is in place before work begins; however, we will not require a copy until the works reach the completion stage. At that point, your completion certificate will be delayed if you cannot provide us with a copy. You are also likely to be asked to provide a post-construction CCTV drain survey to prove that the sewer has not been damaged and is free from blockages.
Find out more here: Download
Upon the successful completion of your project, a Final Certificate will be issued to the Local Authority, and you will receive a copy for your records. This certificate is crucial because it serves as official confirmation that your project has been assessed for compliance with building regulations and has been inspected at various stages.
To obtain the Final Certificate, you must provide copies of all relevant test and commissioning certificates. These documents confirm that your building’s systems—such as electrical, plumbing, and heating, ventilation, and air conditioning (HVAC)—have been properly installed and are functioning correctly. The Building Control Approver will provide you with a list of the required certificates specific to your project during the plan check and after each inspection.
Why a Completion Certificate is Important:
Proof of Compliance: The certificate is evidence that the building work has been reviewed by an independent third party, verifying you have followed the building regulation process.
Legal Requirement: A completion certificate is legally required. Failing to obtain this document can lead to legal issues and may invalidate your insurance if you occupy the building without approval.
Selling or Remortgaging: If you plan to sell or remortgage your property, a completion certificate is necessary to prove that all work was done to standard. Without it, you may face difficulties or delays in these processes.
Understanding the Limitations of a Completion Certificate
Receiving a final certificate does not guarantee full compliance with the Building Regulations. Legally, the certificate is considered ‘evidence but not conclusive evidence’ of compliance.
Responsibility for Compliance: It is ultimately the responsibility of those carrying out the building work to ensure compliance with the Building Regulations. The building inspector will conduct inspections at key stages, but these checks are not exhaustive. You cannot rely solely on the building control body to ensure all aspects of the work comply with regulations.
Example: If a building has received a final certificate or completion certificate but subsequently experiences issues, such as a leaking roof, this is the responsibility of the principal contractor or principal designer, not the building control body.
By understanding these points, you can better appreciate the importance of the Final Certificate and ensure your project is completed to the highest standards.
When undertaking a construction project, the timely management of paperwork is crucial to ensure compliance with Building Regulations. As a client, you hold the primary responsibility for the project’s success and must adhere to specific deadlines to keep everything on track. Here’s a concise guide to understanding and meeting these time limits:
Key Forms and Deadlines
- Form 1: Instruction to Serve Initial Notice
- Deadline: Minimum of 5 working days before construction begins (ideally much longer)
- Purpose: This form initiates the process and must include the start date of work, the anticipated commencement, and details of all Duty Holders. Ensure it’s completed and returned to prevent delays, and DO NOT START WORK ON SITE until we have confirmed the notice has been accepted.
- Form 2: Notice of Works Starting on Site
- Deadline: Minimum 2 days’ notice before the builder begins work.
- Purpose: Notifies us of the start date for inspections, at which point we will allocate your site inspector. The form must be fully completed and submitted to avoid any interruptions in your project’s inspection schedule.
- Form 3: Notice of Works Having Reached Commencement
- Deadline: Within 5 days after reaching ‘commencement.’
- Purpose: Indicates when the project has formally started, typically at DPC level or when 15% of controlled work is complete. Failure to submit this form within 3 years of the Initial Notice will result in automatic lapse and necessitate a re-application.
- Inspection request or progress updates
- Deadline: Within 30-60 days of the last inspection
- Purpose: To ensure ongoing control we should be notified every 4-8 weeks of the progress of the work. Failure to notify us of a key stage may result in works needing to be opened up or even the cancellation of the project.
- Form 4: Request for Final Certificate Declaration
- Deadline: Within 8 weeks of occupation or completion and commissioning for dwellings, reduced to 4 weeks for flats or commercial premises.
- Purpose: Requests a Final Certificate upon project completion. Ensure all plan check items have been submitted, all work is completed and all commissioning forms are submitted before making this request.
- Form 4a & 4b: Declarations by Principal Designer and Principal Contractor
- Deadline: Within 8 weeks of occupation or completion and commissioning for dwellings, reduced to 4 weeks for flats or commercial premises.
- Purpose: Both the Principal Designer and Principal Contractor must submit completed declarations confirming compliance with Building Regulations. Do not submit until their respective checklists are fully satisfied.
- Form 4c: Regulation 38 Statement
- Deadline: Within 4 weeks of occupation or completion and commissioning for flats or commercial premises. Does not apply to dwellings.
- Purpose: If your project falls under Regulation 38, this form, along with as-built Fire Safety plans, must be submitted on completion.
Managing Extensions of Time
If delays arise, an extension of time (EOT) might be necessary. The local authority can extend deadlines if requested before or after the initial period. However, an EOT request should be substantiated with valid reasons and a reasonable timeframe for resolution. The Registered Building Control Approver still remains responsible for issuing the Final Certificate, even if an EOT is granted. Please note that multiple requests will result in additional fees being charged.
Timely submission of these forms is essential to avoid project delays and ensure compliance with Building Regulations. By adhering to these deadlines and managing your paperwork efficiently, you help ensure a smoother construction process and successful project completion. For further guidance, always consult with your Principal Designer or Principal Contractor to stay on top of your regulatory responsibilities.
Find out more here: Download
- Form 1: Instruction to Serve Initial Notice
The Government have created a set of new legal responsibilities and statutory roles that apply from the 1 October 2023.
You will now be formally recognized as a Client, Designer, or Contractor and must comply with these legal procedures to proceed through the building control process and receive approval for your work. Additionally, every project must have a designated Principal Designer and Principal Contractor. Without these appointments, we cannot process your building control application.
It is essential that these appointments are made in writing and that the individuals selected are competent in their roles. We can no longer accept DIY projects or projects where the homeowner manages the work unless the homeowner is qualified to do so. For more information on the required competencies, please refer to this link.
At the completion of the project, you will be required to submit a statement confirming that the work complies with all regulations and that you have fulfilled all your duties. Failure to follow the required procedures for your role may result in your project being handed over to the local authority for enforcement action.
Cheques:
- Make cheques payable to Wilkinson Construction Consultants Ltd.
- Mail to our West Malling Office.
- Write the invoice number on the back of the cheque to ensure correct allocation.
- Note: We reserve the right to reclaim any bank charges incurred if a cheque bounces.
BACS Payments:
- Account Name: Wilkinson Construction Consultants Limited
- Sort Code: 08-92-50
- Account Number: 68345396
- IBAN: GB45 CPBK 0892 5068 3453 96
- BIC: CPBK GB22
- Please include the invoice number in your payment reference.
Card Payments:
- We accept payments by Visa and MasterCard only (American Express is not accepted).
- To pay by card, email us at office@wilkinsoncc.co.uk with your invoice number, and we will send you a secure payment link via WorldPay.
- Note: We do not accept card payments over the phone.
Cash:
- We do not accept cash payments
Wilkinson’s provides a variety of Continuing Professional Development (CPD) courses designed for architects, designers, and specifiers. Our courses keep you informed about the latest updates and insights into Building Control.
Types of CPD Courses:
- Online CPD Courses: These courses come with a nominal charge.
- Bespoke or In-Person CPD Courses: These are customized based on your specific needs and are charged by the hour. Costs vary depending on the content requested, the location of the session, and the number of attendees.
For more details or to book a CPD course, please visit our CPD website page for more information.
If work on a building has already started or been completed without a valid application, you cannot use a Private Building Control Approver.
If building regulations approval and certification should have been obtained for building works and no such approval exists, there are potential consequences. Under Section 36 of the Building Act 1984, the council can seek a High Court injunction to require the alteration or removal of non-compliant work. Such actions can be expensive, as the costs of remedying or removing the offending work can be substantial.
Key Points About Regularisation:
Eligibility: The regularisation process can only be used for work carried out after November 11, 1985. Work done before this date cannot be regularised.
Potential Drawbacks: The regularisation process may reveal that what seemed like a minor paperwork issue could be more complex and costly to rectify. If remedial work is not undertaken, a Certificate of Regularisation will not be issued.
Local Authority Involvement: Regularisation can only be obtained from the relevant local authority. Additionally, local authorities charge more for regularisation than they would have charged for a timely application.
Understanding Non-Compliance: Only by making a regularisation application can you definitively identify what is non-compliant with your building works.
Impact on Property Sale:
Knowing that retrospective approval can be obtained might reassure a buyer, but it may not guarantee the sale. The current owner is responsible for undertaking necessary works to achieve building regulations compliance, and this can be a condition for completing the sale.
Completion Certificates for Work Done Before 2013:
Prior to 2013, local authorities were not required to issue completion certificates in all cases. Consequently, it might not be possible to obtain a completion certificate for work carried out before 2013.
Conveyancing solicitors increasingly demand completion certificates, partly due to their introduction into regulations in 2013. However, these demands may not account for work done before that date. To mitigate these risks, some homeowners purchase indemnity insurance to cover potential costs. However, while this insurance might address issues for a single sale, it does not resolve the underlying problem with the property. When the property is sold again, the same issues and potential delays could arise, creating a continuous cycle of problems.
A Building Notice is a type of application that can only be processed by a Local Authority, private Building Control Approver’s can’t accept Building Notice applications.
We strongly recommend that you do not use this route as
- It’s only suitable for very minor work where you or your builder understand building regulations well.
- It may seem attractive as it doesn’t require detailed drawings, which can save money. However, this can lead to disputes over what’s included in the builder’s quote since details aren’t specified in advance.
- Compliance is only checked by the inspector during the site inspection stage. If issues are found with the design or work it will lead to additional costs, delay and remediation to correct them.
- Building Notices cannot be used for commercial buildings or residential buildings with multiple units, such as flats or student housing.
- If your building or extension faces a private street (as defined by the Highways Act 1980), you cannot use a Building Notice.
- You cannot use a Building Notice for work on a building that will be over a public sewer.
To comply with the new Operational Standard Rules, it’s crucial to ensure all photographic evidence submitted to building control is geotagged. This means each photo must be associated with geographic coordinates (latitude and longitude) and must also include a timestamp with the date and time the photo was taken.
Our surveyors have already begun using this technology, which can be easily incorporated into a smartphone app. We recommend using an app like Timestamp Camera Pro; however, any similar app that marks the images with the necessary date/time and geotagging information is acceptable.
For more detailed instructions, please refer to our Helpful Guide which provides comprehensive advice on setting up your devices and using the necessary apps for geotagging and timestamping photos.
Understanding the difference between a drain and a sewer, and knowing how to manage them during construction, is crucial for effective planning and avoiding costly issues. Here’s a breakdown of the key points:
Difference Between Drains and Sewers
- Drain: Typically serves a single property and is owned by the property owner. Drains collect wastewater and surface water from a single site and carry it away from the property.
- Sewer: Serves multiple properties and is generally owned by a sewerage undertaker.
Why Underground Drainage Matters
Planning and Building: If you’re planning construction or modifications to your property, you need to consider the depth and location of any existing underground drains or sewers you intend to connect to. Building over or near these systems without proper planning can cause damage, leading to blockages or leaks.
Permissions: For construction near a public sewer, you must obtain written permission from the sewerage undertaker. This ensures that your construction work does not interfere with the public sewer system.
- Drain Routes: To avoid issues, the route for drains should be carefully planned to avoid obstructions and keep a safe distance from foundations. Additional access chambers might be necessary to facilitate maintenance and avoid complications.
Depth Requirements: Generally, foundations will need to be excavated below the depth of the drains or sewer. If the drain is very deep this can add significant unexpected cost to the building work.
Finding Underground Drains and Sewers
Public Sewer Maps: Maps of public sewers are available at the offices of the sewerage undertaker or local authority. These can help you understand where public sewers are located.
Private Drains: These are usually not mapped. You may need to rely on physical clues such as drain covers, rainwater pipes, and sanitary pipework stacks to locate them.
CCTV Surveys: Professional firms can conduct CCTV surveys to identify the condition, location, and depth of underground drains.
Practical Tips
- Consult Early: Always consult with the sewerage undertaker or a drainage expert early in the planning stages of any construction project.
- Professional Advice: Seek advice from structural engineers, architects, or drainage engineers if you discover an issue with the depth or route of existing drains or sewers.
By considering these factors and obtaining the necessary permissions and advice, you can help ensure that your construction project proceeds smoothly without causing issues related to underground drainage systems.
Photographs must be submitted via e-mail to office@wilkinsoncc.co.uk as attachments, or uploaded to a Google Drive, Dropbox or WeTransfer link.
We cannot accept photos or documents submitted via WhatsApp, or direct to individual email or phone numbers.Document Submission Guidelines
Currently, we do not have a portal for uploading plans, photographs, or certificates directly to our system. However, we hope to offer this service soon.
In the meantime, you can submit documents by:
- Email: Send attachments to office@wilkinsoncc.co.uk
- File Sharing Services: Upload files to Google Drive, Dropbox, or WeTransfer and share the link with us.
Please Note: We do not accept photos or documents sent via WhatsApp or directly to individual staff email addresses or phone numbers.
There is an important difference between “starting on site” and “commencement”.
Start on Site:
- Definition: Refers to the initial phase of construction and is the date that the builder first starts controlled works.
- Examples – Excavations, drainage or new structural openings do constitute a start on site
- However, removal of vegetation, topsoil, contaminated soil, trial holes, site welfare facilities, scaffolding and most forms of stripping out do not constitute a start on site.
Commencement:
- The definition of “commencement” varies based on the type of building work:
- Complex Buildings: Commencement occurs when the foundations and the structure of the lowest floor level are complete.
- Non-Complex Buildings where there are foundations Commencement is defined as when the foundations, any basement levels and the structure up to the ground-floor level are complete. This is typically the DPC stage
- All Other Building Work: Commencement is defined as occurring when 15% of the total project work is completed.
- The definition of “commencement” varies based on the type of building work:
Reason for Changes:
The government introduced these new definitions to ensure that developers genuinely commit to progressing with building work promptly and to current standards. Previously, some developers would exploit a vague definition of “commencement” by performing minimal work, like simply digging a hole, to meet regulatory requirements without advancing the project further.
These updated definitions are meant to:
- Encourage Meaningful Progress: Require developers to achieve significant milestones before a project is considered “commenced.”
- Prevent Delays: Discourage minimal initial work just to claim compliance and then delay the project.
- Ensure Compliance: Make sure all construction adheres to current safety and environmental standards, not outdated ones.
In summary, “start on site” refers to the very first work the builder undertakes, while “commencement” now requires more substantial construction progress.
New Ventilation Regulations
What’s Changing?
Starting June 15, 2022, all new and replacement windows must include trickle vents, regardless of whether the original windows had them. This rule applies to both residential and commercial properties unless they are mechanically ventilated.Why Are These Regulations Being Introduced?
The regulations are designed to ensure that improvements to energy efficiency, such as new windows or insulation, do not worsen a home’s ventilation. Trickle vents help replace ventilation lost from replacing old, leaky windows or sealing gaps. Improved ventilation helps maintain good indoor air quality and prevents problems like mold, dampness, and respiratory issues.What Are Trickle Vents?
Trickle vents are small openings in window or door frames that allow a steady, low-level flow of fresh air into the building. This helps to keep indoor air quality high and reduces condensation.What Do Homeowners Need to Do?
Homeowners do not need to take specific actions themselves. The responsibility for compliance falls on the installer. However, it’s important to use trickle vents effectively to maintain good ventilation:Tips for Maintaining Ventilation:
- Keep Trickle Vents Open: Always keep trickle vents open and unblocked, even in winter. This may slightly increase heating costs but ensures adequate fresh air circulation.
- Encourage Airflow: Leave doors between rooms open to promote cross-ventilation, which helps bring in fresh air.
- Clean Regularly: Regularly clean extractor fans in kitchens and bathrooms to keep them functioning properly.
- Maintain Mechanical Systems: If you have a whole-house mechanical ventilation system, follow the manufacturer’s instructions and replace filters as recommended, usually annually.
Check out the following helpful guides which will help ensure your home remains well-ventilated and compliant with the new regulations.
Ventilation Completion Checklist
Ventilation Assessment Document
Appointment and Initial Notice Procedure
Appointment:
- Upon receiving the appointment, we will:
- Review the plans and provide comments to assist you in tendering the project to contractors and ensuring the feasibility of your plans.
- Consult with the Water Authority to identify known sewer locations and determine if a Build Over Agreement is required.
- Upon receiving the appointment, we will:
Initial Notice Submission:
- We must be formally appointed and submit the Initial Notice at least 5 working days before work begins on site, unless the Local Authority accepts the notice sooner. To avoid potential issues and delays, please avoid leaving our appointment to the last minute.
- Work cannot commence until the Initial Notice has been formally accepted. Do not instruct a builder until we confirm that you have permission to start the work on site.
Legislative Changes (Effective October 1st, 2023):
- Before issuing an Initial Notice, we are required to have the following information:
- Client’s name
- Principal Contractor’s name
- Principal Designer’s name
- Proposed start date on site
- Commencement date
- Detailed guidance and forms for capturing this information will be included in the ‘Client Notification Pack’ provided upon appointment.
- Before issuing an Initial Notice, we are required to have the following information:
Changes and Amendments:
- Notify us of any changes to the description of works or details about the Client, Principal Designer, or Principal Contractor.
- An Amendment Notice may be necessary to reflect these changes, which may incur additional charges.
Please review the appointment document for the full Terms and Conditions and ensure that all required information is provided promptly to avoid delays. If you have any questions or need further assistance, feel free to contact us.
Background:
Following the tragic Grenfell Tower fire in 2017, a comprehensive government report highlighted issues with regulations and management of high-rise residential buildings. As a result, new regulations have been introduced to enhance safety and oversight for these higher risk buildings (HRBs).
What is a Higher Risk Building (HRB)?
An HRB is defined as a building in England that—
(a) is at least 18 metres in height or has at least 7 storeys, and
(b) contains at least 2 residential units.
New Requirements for HRBs:
Approval from the Building Safety Regulator (BSR):
- Any work to create a new HRB or any alterations within an existing HRB must be approved by the Building Safety Regulator before commencing.
- It is a criminal offence to start work without this prior approval.
Application Process:
- The BSR, part of the Government’s Health and Safety Executive, manages all approvals. Applications must be submitted through their official website.
Impact on Existing Buildings:
- Many residential buildings, particularly in London, will now fall into the HRB category due to their height. This means that any building work within a flat or common areas of these buildings must be approved by the BSR.
- This process requires all parties—including clients, design teams, and contractors—to be highly organized to manage any design changes during the project effectively.
For Further Assistance:
If your project involves an HRB, ensure you consult with the Building Safety Regulator to understand the full requirements and application process. For more details and to submit applications, visit the Building Safety Regulator.
Part R of the Building Regulations in the UK is a set of guidelines that ensure new buildings are equipped with the necessary infrastructure to support high-speed broadband internet connections. This is particularly important in the modern era, where reliable internet access is essential for many aspects of daily life, from work and education to entertainment and communication.
Both of the following apply:
● The building/s is/are in an area isolated from a relevant public electronic
communications network of the kind mentioned in regulation 44ZC(2) of
the Building Regulations 2010, where the cost of a gigabit-capable, high-
speed and USO-standard public electronic communications network
connection exceeds the cost cap.
● The prospect of a gigabit-capable high-speed and USO-standard public
electronic communications network connection is considered too remote
to justify equipping the building with gigabit-ready physical infrastructure
(for full fibre, satellite, fixed wireless or other technologies) or an access
point as set out in sections 5a, 5b or 5c in Part A of this form.You will need to fill in the Part R form and tick C or evidence that you have a satellite connection.
If you have a satellite, this will need to be written confirmation from a suitable provider of public electronic communications networks offered for each dwelling to provide a connection to a gigabit-capable public electronic communications network as stated in section 5d, and details of which technology will be used to deliver this, e.g. full fibre, satellite, fixed wireless or other technologies. EG a copy of the quote from Starlink to serve the site.When a Registered Building Control Approver (RBCA) stops trading, projects must follow specific legal and procedural steps to stay compliant. This guide explains the process, key time limits and who takes responsibility for ongoing work. Read more here.
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