These questions relate to Building Regulations only.
For further information on planning and conservation matters you should seek guidance from the Council's Planning Service.
Frequently Asked Questions:
- What is the difference between Building Regulation and planning permission?
- What type of work requires Building Regulations?
- Do I need Building Regulation Approval to:
- Build an extension to my house?
- Convert my loft into a room?
- Convert my garage into a habitable room?
- Make internal alterations within my house?
- Install cavity insulation into my house?
- Construct a detached garage?
- Construct a carport?
- Provide a covered yard or covered way to my house?
- Construct a porch?
- Construct a conservatory?
- Construct a small detached building on my land?
- Install new or replacement windows to my house?
- Carry out repairs to my house?
- Convert my house into flats, or add or reduce number of flats in a building?
- Underpin my house?
- Construct a boundary wall?
- Install fittings and appliances or carry out drainage work?
- For electrical work?
- What are the Building Control charges?
- If you do not check plans on Building Notice applications why are the charges the same as for Full Plans Applications?
- If I make a Building Notice application will your Building Control Surveyor tell me how to carry out the work during his first visit?
- How can I get an access to the Building Regulations documents?
- Can I access a Building Regulation application form online?
- When can I start the building work?
- How long do I have to start work after my plans have been fully approved?
- How long do I have to complete the works once work has commenced on site?
- What if things go wrong?
- Is a completion certificate the same as a guarantee or warranty?
- Can you give me the name of a good architect or builder?
- Do I need to inform the Local Authority if I wish to demolish a building?
- How do I complain about nuisance from demolition works?
- Who do I contact if I see a building or structure which may cause a danger to members of the public?
- What is the difference between Building Regulation and planning permission?
The legislation for both is very important in development but is fundamentally different.
Building Regulations consider the construction of the proposed work and how to comply with the Regulations. They represent a minimum standard.
Planning permission principally deals with the appearance of new building work and how it will impact on the surrounding residents and general locality. For further information follow the link. What is the difference?
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- What type of work requires Building Regulations?
A list of Controlled Works is available here.
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- Do I need Building Regulation Approval to:
- build an extension to my house?
Yes, unless the extension is exempt, for example, a porch or conservatory. See later questions (G - J) and Work that would require consent or Work that is exempt for further information.
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- Convert my loft into a room?
Yes. All loft conversions require approval under the Building Regulations. Loft Conversions can be very complex and the design needs to consider structural stability, fire resistance/protection, escape window, smoke detection, a protected stairway enclosure and a fixed stairway to the new floor, thermal insulation, sound insulation, ventilation and weather resistance. Detailed plans are required for this work to ensure the loft can be constructed.
Where the existing loft space is to be used for domestic storage only with access via a loft hatch and no constructional work being undertaken, an application is not required. This assumes that the ceiling joists are already of a size suitable for domestic storage loading.
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- Convert my garage into a habitable room?
Yes, even if it is used as an occasional room, such as a hobbies room.
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- Make internal alterations within my house?
Yes, either if the alterations are of a structural nature, for example, the removal or part removal of a load bearing wall, or removal of part or the whole of a chimney, or, if they affect fire safety, for example with changed layouts.
Generally, if the alteration involves the insertion of a beam or lintel or will affect the stability of the building then the alteration is a structural one.
If you are unsure if the alteration will require approval then seek the advice of an expert or contact Building Control.
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- Install cavity insulation into my house?
Yes. But if you use an approved installer they will generally submit a Building Notice on your behalf as a matter of course.
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- Construct a detached garage?
No, provided the garage meets the following conditions:
It is less than 30m2 internal floor area;
It is single storey;
It is one metre from any boundary or constructed of non-combustible materials (including the roof).
Any other garage will require an application. If in doubt, please contact Building Control.
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- Construct a carport?
No, provided its floor area is less than 30m2 internal floor area and it is open on at least two sides.
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- Provide a covered yard or covered way to my house?
No, provided the floor area is less than 30m2 internal floor area.
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- Construct a porch?
No, provided the internal floor area is less than 30m2, it is separated from the house by an external quality door, and any glazing in critical locations is safety glass.
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- Construct a conservatory?
No, provided the internal floor area is less than 30m2, it is separated from the house by an external door and the roof and walls are substantially glazed. Any glass within critical locations should be safety glass.
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- Construct a small detached building on my land?
No, provided it contains no sleeping accommodation, is less than 30m2 internal floor area, it is single storey and is either more than one metre from the boundary or is constructed of non-combustible materials. A detached greenhouse or shed usually falls within this class of building. However, any fixed electrical installations must meet the requirements of Part P of the Building Regulations.
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- Install new or replacement windows to my house?
Yes, although there are two options:
To have an installer (opens in a new window) registered with a competent person scheme, or, to make a Building Regulation Application.
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- Carry out repairs to my house?
Yes, if the repair involves the alteration of a thermal element, changes the energy status, the removal of a part of a wall and rebuilding it, re-roofing including felt flat roofs and retiling, replacement windows.
No, if the repairs are of a minor nature such as repairing a window. This includes repairs such as repointing or replacing a small area of brickwork.
If in doubt, please contact Building Control.
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- Convert my house into flats, or add or reduce number of flats in a building?
Yes, this is a change of use.
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- Underpin my house?
Yes, this is a structural alteration.
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- Construct a boundary wall?
No, not at present. But be aware of the civil requirements of the Party Wall Act.
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- Install fittings and appliances or carry out drainage work?
All drainage work (above and below ground) in connection with a building including the installation of a sink, bath, shower, toilet etc, requires an application.
Installations of heating appliances, boilers, ventilation, air conditioning and sanitary appliances now have self certification schemes existing called competent persons schemes. This allows installers to carry out the work and certify their work, notify their respective scheme provider who notifies the Local Authority of the work done.
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- Electrical work?
Yes, in most cases when the work is carried out to a home including outbuildings and garden. Please contact Building Control.
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- What are the Building Control charges?
The Building Control Service is required to cover all its costs from charges income. Charges, therefore, have to be set to recover the cost of providing the service.
Charges information
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- If you do not check plans on Building Notice applications why are the charges the same as for Full Plans Applications?
As no plan check is made, additional reliance is placed on the inspection stage of the process to ensure the Building Regulations are complied with.
This translates into a requirement for either more inspections being necessary, or the inspections made taking longer than would be the case with a Full Plans Application; hence the total cost is the same.
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- If I make a Building Notice application will your Building Control Surveyor tell me how to carry out the work during his first visit?
No, although we are always willing offer help and advice; you should not expect to use the Building Control Surveyor as a substitute for an architect or designer.
If you are not confident that you (or your builder) are fully conversant with the requirements of the regulations, then we would strongly advise that you do not use a Building Notice application.
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- How can I get an access to the Building Regulations documents?
The documents can be accessed from the the Planning Portal (opens in a new window). Back to top
- Can I access a Building Regulation application form online?
Visit the Useful Forms & Documents page for this form.
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- When can I start the building work?
Once you have submitted your Building Regulation application you should give the council 48 hours notice of start of works. However where an application has been made for Full Plans approval, if you start the works before a formal approval notice has been given you will be carrying out the works at your own risk.
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- How long do I have to start work after my plans have been fully approved?
Once you have received full approval you have a time limit of three years for works to start on site. The Council may serve a notice to confirm application now out of date. This will mean you will have to reapply and meet compliance with the current set of regulations; whereas Building Notices automatically lapse after three years.
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- How long do I have to complete the works once work has commenced on site?
Once work has commenced, you have an unlimited time limit to complete the work. However, it is strongly recommended completion of the work to save unnecessary delay if the property is sold at a later date.
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- What if things go wrong?
If problems arise during the progress of works our Surveyors will do their best to help find solutions, and will be happy to offer advice to both you and your builder.
If the works do not meet the standards of the Building Regulations, the Building Control Surveyor will advise you what is wrong with them and how they can be remedied. Where the matter cannot be resolved in this manner the local authority may serve notice requiring the work to be altered or removed. If you do not comply with the notice the local authority may arrange to have the works carried out and charge you accordingly. Failure to comply with the Building Regulations could cause the local authority to initiate court proceedings where a magistrate could impose a fine of up to £5,000 for each contravention.
Ipswich Building Control is not a warranty organisation and if the building work fails to meet your needs or expectations your redress would be against your builder, not the Council. For this reason you should take great care in selecting a builder who is reliable and who is still likely to be around if you have problems two or three years into the future. (see 21)
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- Is a completion certificate the same as a guarantee or warranty?
No. The Completion Certificate simply confirms that, as far as the Council has been able to ascertain, the work on-site complies with the current Building Regulations. This means that inspections will need to have been carried out at the appropriate times, and that any problems found were put right. The Local Authority does not provide a guarantee or warranty on the work.
If you are buying a new or altered property always make sure your solicitor checks that a completion certificate has been issued for the work. This is particularly important as if defects are found later; it might be you who is responsible for correcting them rather than the previous owner.
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- Can you give me the name of a good architect or builder?
Ipswich Borough Council is not permitted to give you any names of architects or builders. Your Building Control Surveyor is required to be impartial in his dealings with any architect, builder or client. We do advise you to avoid builders who offer VAT-free deals in return for payment in cash and do not go on a low estimate alone, but seek three quotes to compare prices. Builders are proud of their reputations, so ask for recommendations from others who have used them.
For help and advice visit the Suffolk Trading Standards webpages (opens in a new windown).
Choosing a builder:
Be clear from the outset exactly what you want the builder to do and then stick to it. Changing your mind too often will probably prove expensive. Have a contract detailing the work to be carried out. You can download a simple example contract from the Federation of Master Builders (opens in a new window).
Try to agree a simple contract with your builder - the vast majority of smaller work is carried out without the benefit of any written contract at all. Try to get as much as possible in writing, for example:
Exactly what is included in the estimate (or preferably quotation)?;
When will work start and how long will it take?;
What payments will the builder expect from you before the works are finished?;
On what basis you will want to agree any increase in cost (before the money is spent)?;
What arrangements will the builder make for your safety and convenience as works proceed?;
Is the builder properly insured?
You can search for a builder through the Federation of Master Builders website (opens in a new window).
When the works are completed to the satisfaction of your Building Control Surveyor you will be sent a Completion Certificate. We recommend that you do not make the final payment to your builder until you have the certificate but try to agree this with your builder at the outset.
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- Do I need to inform the Local Authority if I wish to demolish a building?
Yes, if the building is over 50 cubic metres, notice of the proposed demolition should be submitted to the local authority six weeks prior to commencement of works. (see Demolitions)
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- How do I complain about nuisance from demolition works?
If you would like to report a problem with dust, odour or smoke, please call us on Ipswich (01473) 433115 or email us at environmentalprotection@ipswich.gov.uk.
For more information please visit the Environmental Protection web pages.
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- Who do I contact if I see a building or structure which may cause a danger to members of the public?
In the first instance contact Ipswich Building Control.
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