Building Control Policy
All Building Control has adopted a building control policy statement which defines in appropriate detail the level of building control service and quality provided. This Policy effectively relates to discharging the ideologies of the latest edition of building control performance standards, the CIC, RICS, IOS 9001: 2015 code of conducts and compliance with GDPR legislation.
To secure a reasonable level of compliance with the building control regulation legislation to effective as possible, at reasonable cost, considering the possible incidence of defects, All Building Control has:
(a) Reviewed as part of an annual on-going process the amount of its resources allocated to the building control functions, and
(b) Considered the standards for building control contained in the National Building Control Performance Standards to be the broad basis of performance for which these resources can be allocated.
The resources allocated are reasonable having regard to the general level of building work taken on. Being provided by technical staff, administrative staff and any sub-consultants as and when necessary. Appropriately appointed persons by virtue of education and experience will be utilised, commensurate to function and complexity of individual or collective tasks required of them.
All Building Control believes the building control functions can be effectively performed on the following basis; allowing operation within the basis to be exercised by the building control staff using professional skill and judgement.
(a) Fees to be checked on applications submitted and invoicing to be agreed.
(b) Proposals submitted to be examined and clear/unambiguous decisions/contraventions issued to the client within relevant service delivery time periods.
(c) Statutory notifications, certificates and/or consultations to be authored, verified and served observing relevant time limitations. Views of those consulted shall be rendered to the client and any re-consultation necessary (such as in the case of significant departures to the original consultation) shall be undertaken.
(e) Within the resources provided, work in progress is to be inspected from when relevant to ascertain compliance with Building Regulations.
Fire and Water Authority Consultations
All Building Control will undertake fire authority and water authority consultation on as required and in line with timescales as laid down in the approved inspector regulations. Adverse comments will be communicated to the client. Re-consultation will be undertaken to the client as per the QA when required.
Assessment of Plans and Approval
All Building Control will undertake a plan check as required and set out in the QA, and in line with timescales as laid down in the approved inspector regulations. The approval status of the plans together with conditions related thereto will be issued to the client. Remedies available if they do not agree with technical interpretation will also be communicated.
Site Inspections (regime, records, consultations and contraventions)
Regime – All Building Control recognise the widening scope and increasing complexity of the regulated areas for which building control is responsible and need, within resources provided and income received, to employ/retain/commission suitably qualified and experienced staff to exercise the functions to a reasonable level, and/or frequency. All Building Control operates their own judgment and skill in determining the frequency and expertise required for plan vetting and site inspection operations and this is loosely based around the ‘’Risk Assessment Decision Making Tool for Building Control Bodies’’ guidance published by the DCLG. Necessity of inspection should be agreed at a frequency of 28 days for active sites and 90 days for non-active sites. This may be more frequent given the client/contractor contractual obligation under the notification stages he is given.
Without prejudice to the generality of (e) above, so far as possible inspections shall be made of:
- Work which is the subject of notification given to All Building Control as required under Building Regulation 15 within the specified period (e.g. commencement and completion);
- Foundation works and all other structural elements and components which may be covered and the failure of which would be significant;
- Unusual designs or methods of construction;
- Work relating to fire safety;
- Any type of work, construction or material which, if not verified, could cause defects which would be seriously detrimental to health or safety;
- Work affecting access and facilities for people with disabilities;
- Work affecting energy conservation;
- All building work upon practical completion;
- In respect of dangerous, ruinous and dilapidated buildings and structures, and neglected sites, so far as possible referral to the local authority for their own consideration under the provisions of Sections 77, 78 and 79 Building Act 1984, in relation to the following;
- To remind clients of their obligations regarding demolition of buildings prior to new build works such that they serve Notice the local authority under Section 81, Building Act 1984.
To remind clients of their obligations regarding compliance with the Petroleum (Regulations) Act 1928 and 1936, and local authority orders made thereunder and relevant allied legislation, and recommendations made in relation to the issue of Petroleum licences.
Records – All Building Control will maintain site inspection records of the basic site visit undertaken.
Contraventions – All Building Control will communicate contraventions and non-compliances normally by way of site inspection report. This will be become more formalised where extensions of time and project closure is required.
Consultations – All Building Control will advise fire authority and water authority of significant departures if found to be the case from site inspection.
Record Keeping and Archiving
All Building Control requires that a full and accurate record be kept electronically for 15 years of; all applications received, notices served, decisions made, and all site inspection surveys (although there is no legislative requirement to retain site records). The completion of records of site inspections surveys shall make intentions clear, be dated and be signed by the site surveyor concerned, and be such that a surveyor of the company, could, by reference to these records, prepare a defence against any claim made against
Features recorded, appropriate to the work, may include:
- Any exempt buildings and work
- The type of building work
- The intended use of the building, floor area, cubic capacity and number of storeys
- In respect of extensions, material alterations or a material change of use to an existing building, relevant data in respect of the original building.
- The fire resistance requirements including particulars of any compartmentation and flame spread classifications.
- Where appropriate the rationale behind the fire safety design check will need recording, including permitted occupancy factors and anticipated maximum occupancy of floors/zones/areas.
- The accepted floor loading provided for by the structural designers.
- Details of local hazards, contamination, sewers and services beneath or immediately adjoining the site and any known risk of flooding.
- Details of consultation with the fire authority and any other such consultation.
In terms of any disagreement with interpretation or procedure, details of various resolutions are contained within the complaints procedure.
All Building Control has resolved:
(a) To charge fees for the building control function commensurate with the level of input deemed necessary to reasonably ascertain compliance with the building regulations, and having regard to the fee level guidance issued by the LGA.
(b) To participate in the promotion of Consultant Approved Inspector Building Control.
Continuing Professional Development (CPD)
All Building Control requires the Director ensures that the professional Building Control staff are kept conversant with legislative changes and procedures, and technical developments within the construction industry, by participation in relevant continuing professional development. All Building Control recognise the need for the above policy to be reviewed in the light of major changes in Building Control legislation, the volume of building work in our operational areas and in any case at periods not exceeding three years.
In accordance with Regulation 17, if after taking all reasonable steps, that the relevant requirements of the Building Regulations have been satisfied All Building Control will issue a ‘Final Certificate’ (normally to agent, client, local, fire and water authority (as appropriate)) along with a statement that on request it can provide to the client a list of all inspections carried out.
Key Performance Indicators (KPIs)
All Building Control maintains records of certain information in relation to KPIs for independent monitoring purpose. As part of our internal quality management system we carry out an annual formal review of performance and this extends to other agencies such as the fire authority. Information, subject to copy right and data protection, may be shared via the Association of Consultant Approved Inspectors (ACAI) for continuity purposes.
All Building Control maintains appropriate records and has methods of critiquing information pertaining to Building Work, Service Delivery and Non-Compliances as assist better delivery of the business.
All Building Control has adopted an ISO9001 quality management system to ensure that the required standards of us are consistently being met. These documented procedures and policies result in an auditing capability which will serve external scrutiny to establish the extent of achievement of the performance levels as per the Standards in this document, and the steps needed to improve the effectiveness of our service.
All Building Control is guided by the Construction Industry Council (CIC) and Royal Institution of Chartered Surveyor (RICS) codes of conduct. In the interests of reputation of the building control profession and to the best interests of the construction industry and building users, that competition within the private sector of building control, and between approved inspectors and local authorities, should be conducted in a transparent manner. All Building Control does not knowingly engage in activity that would injure the professional reputation of another Building Control Body (BCB), or attempt to supplant another BCB who has already been engaged by a client.
Complains Procedure (CHP)
All Building Control is guided by the Construction Industry Council (CIC) and Royal Institution of Chartered Surveyor (RICS) guidelines for complaints procedure.