1. Before work begins – check legal requirements
Building regulations are minimum standards to make sure your building is safe after work has been completed.
Planning permission is to control what is built where. Without a planning system, everyone could construct buildings or use land in any way they wanted, no matter what effect this would have on other local people.
Building regulations approval is required for most new buildings, extensions and usually required for internal work such as removing a load bearing wall or converting a garage.
You can contact your local Building Control department free of charge to obtain up to date information and advice (see contact details in the table below) or you can use a private company like London Building Control (who have been highly recommended to us).
Planning permission is usually required for most new buildings, for major changes to existing buildings and in areas where your permitted development rights have been removed.
Note that Building Regulations and Planning Permission are totally separate. If you decide to sell your house in the future, your buyer’s solicitor will ask for a copy of all Building Regulations and Planning consents. If you don’t have these, it could hold up or even stop the sale of your house.
Many changes to your electrical wiring installations require approval under ‘Part P’ of Building Control. This includes all work in special locations within bathrooms, any new circuits and the replacement of a consumer unit (fuse box). An electrician registered for Part P will be able to self-certify the work without the need for a Building Control application.
Building regulations will apply if you want to install or move a domestic boiler. You do not need to make an application if you use a registered installer who can self-certify. Gas boilers can only be moved or installed by GASsafe registered installers.
Installing replacement windows and doors requires an application for building regulations unless your installer is registered with FENSA (or there are many other self-certification schemes for these works).
Renovating a thermal element (like a window, roof, or external wall) now requires approval and you will be required to upgrade the thermal efficiency of the part of the building you are working on. For example, replacing roof tiles will require additional roof insulation, and re-rendering an outside wall may require additional wall insulation.
You also need to consider if your planned work has implications on your neighbours. Even excavations within 6m of your neighbour’s property might be affected by the Party Wall Act. You can download or ask for a printed guidance note on the Party Wall Act from your local Building Control department (see contact details below).
For more information and guidance see the excellent ‘interactive house’ and ‘mini guides’ at https://interactive.planningportal.co.uk or use the contact details below:
2. Use a recommended tradesperson
Our Local Expert is based entirely on local recommendations. You can also ask neighbours and local friends for recommendations. You can look on local social media for recommendations, but watch out for recommendations from partners, family members and friends!
Ask to see your chosen tradesperson’s Public Liability Insurance (and check the expiry date). This should be up to at least £500,000. Ask if they have done any work locally that you can visit.
3 – Get a written quotation, on headed paper (as opposed to an ‘estimate’)
Cheaper is not necessarily better, especially if it means you will need the work to be done again in a few years’ time. Cheaper may mean corners are being cut, or that parts used are of a lower standard. Don’t be surprised if you have to pay more, or if you have to wait for a good quality contractor. Compare several quotes and ask why the prices differ. Check if VAT is included (on both work and materials), and if there is a call out charge. Check if any guarantees are insurance-backed (this means the insurance will still be valid if the business should fold).
4. Agree a written contract
Agree a written scope of work, based on the quotation you choose. Ensure it details all the work required, including the removal of earth and waste materials if applicable. Ensure that the contract estimates the time taken.
5. Agree staged payments in advance
Try to agree your first payment to coincide with materials delivered on site, and agree your final stage payment only once you are happy to sign off the completed work.
6. Budget 15% over the quoted price
This will allow for unforeseen problems, or any extra work that you may require mid-way through the project.
7. Agree changes with project manager
For large projects, any changes made by you or the contractor should be detailed in writing. Agree these with the project manager, not one of the staff. Make sure you understand the cost implications of any changes.
8. Ask for a receipt when paying
Be sure you can track all payments at all stages, and always ask for a receipt if paying cash. No paperwork means no guarantee.
9. Who to contact should a problem arise
If your work fails to meet your expectations and you are not happy with the response from your chosen tradesperson, or to resolve a dispute, we recommend that you liaise directly with Citizens Advice ‘Consumer Service’: Call 0808 223 1133
Or see:
https://www.citizensadvice.org.uk/consumer/get-more-help/if-you-need-more-help-about-a-consumer-issue/
Our Local Expert is always keen to hear feedback on the businesses we feature, so that we can maintain our high quality standards.
Contact us via www.OurLocalExpert.co.uk, or by calling 01392 340304. 01395 209911 01626 249979 or 01823 218222.
