VAT Advice From A Specialist

Berthold Bauer Property VAT Consultants would like to take this opportunity to remind you that we offer a FREE VAT Advisory Service for queries relating to VAT relief on building and construction for any Architectural practice.


A brief reminder, by default VAT is levied at the Standard Rate on all construction works apart from the following-

· New build residential units - presuming full demolition of prior structures, bar any mandatory facade retention.

· Alteration works, with Listed Building Consent, to Listed Buildings. (being in a Conservation Area is not sufficient)

· Conversion of non-residential buildings into residential use.

· Altering the number of dwellings in a building; such as increasing / decreasing the number of flats, houses into flats etc.

· Renovation of dwellings uninhabited for more than 2 years.

· Certain new builds and extensions to charitable buildings.

· Commercial developments.



Professional fees always attract VAT at the Standard Rate and usually result in an irrecoverable VAT burden.

VAT relief is not automatic and needs to be proven to the Contractor along with a suitable apportionment showing precisely where VAT relief may be applied. As it is the sole responsibility – and liability – of the Contractor to account for VAT correctly; they must charge VAT in full if no apportionment is provided (or indeed if they are not comfortable undertaking an apportionment themselves).



If you have any queries regarding VAT then we are happy to offer our FREE expert VAT advice either via email vat@bbvat.co.uk or on 0871 288 7266.



Alternatively, we will be running another CPD VAT seminar on September 27/28th in Birmingham. Here we will be covering various case studies on VAT and HMRC approvals, plus increase you’re VAT Knowledge and discover how you can make savings for your clients.



If you would like to reserve a place or have further information please email: rosie.kelly@bbvat.co.uk .

Green Architecture and The Passivhaus Standard

In 1991 the first ever dwelling to meet the passivhaus standard was constructed. With energy consumption remaining at less than 10kWh per square metre over a year, energy saving is somewhere in the region of 90% when compared to traditionally built homes. It is no wonder that interest in applying the passivhaus standard is increasing.

The standard was first developed by Prof Bo Adamson and Prof Wolfgang Feist due to the problems of increasing demand for fossil fuels and global warming. A solution was needed for these issues and so the passivhaus standard was born.

The simplicity of the standard is its strength; build a house that has excellent thermal properties, is completely airtight and then ventilate the house mechanically. That is more or less it. Adding further energy efficient systems such as solar panels are entirely optional. Adding rainwater harvesting and greywater recycling to further enhance the green aspects of the build will help to make it more environmentally friendly.

Using this standard, an energy efficient building can be built anywhere…including Antarctica! To gain the thermal properties required by the standard, triple glazing, super insulation and a ground heat exchanger are all important.

Regular testing and user feedback indicates that the interior of a passivhaus does not fall below 16 degrees Celsius even during the coldest winter months and despite a mechanical ventilation system the indoor air quality remained good.

This standard is not only suitable for residential homes but can be used for any building, industrial or commercial, to reduce fuel bills. In the face of climate change this is a massive step in the right direction and there are now examples of passivhaus buildings in every European country as well as the USA, Canada, China, Japan and Australia.

Passivhaus is a global solution to a global issue and is going to become ever more popular. Whilst it is relatively easy to adopt the standard for a new build it is difficult to refurbish a building to the standard without undertaking major works.
However, even when a building is refurbished using “passivhaus-suitable components” but does not meet the necessary criteria to receive certification, the building will still benefit greatly from the use of the energy efficient materials.

It is worth noting that although a passivhaus retrofit may need planning permission, the local planning department should look favourably on the project and your architect will be able to advise you on this.

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The Role Of The Engineer In A Self Build Project

Following our recent blog post Top Six Points To Consider Before Beginning Your Self Build Home, we were contacted on Linkedin by David Narro, Structural Engineer to suggest that perhaps we could have expanded our discussion some more on the role of the engineer during the self build project. 

Every year block architects undertake in excess of a dozen self builds for our clients all of which involve the requirements of an engineer to deliver a successful project. The extent of the role of the engineer in a self build project really depends on the engineering complexity of the design and site constraints however on a 'typical' self build there is a few issues that the engineer must advise on.

1. The Desk Top Study
At the start of each project, subject to location, then it is often worthwhile getting a desk top study done by an engineer. This traditionally would include the obtaining of historical site date from e.g. local library and would allow the engineer to form a considered opinion about the potential ground conditions i.e. whether or not the site has mining problems, potential for foundation of former structures to be unearthed, gas or contamination issues. This study including obtaining the services records for the site and surrounding area would allow the engineer to advise the architect on any potential issues related to getting out of the ground.

See additional information - Planning Information

2. The Trial Pits
Following the desk top study the engineer would then inspect trial pits on site. A trial pit is a single or multipe pits or holes dug within the location of the foundations. The engineer typically likes to be present on site as these are being excavated. This will allow the engineer to inspect soil and ground make up with a view to establishing how deep the foundations must be taken to allow for a suitable ground bearing pressure. In an ideal world we want to be down about 600mm to cast a traditional concrete strip foundation.

3. The Design & Specification of Engineering Issues
Prior to lodging the building warrant the engineer would be required to assess the architect's drawings and then advise on the structural matters. This could be anything from specifying foundation depths, lintels, steel beams and columns, advising on roof designs regarding wind and snow loadings. It's quite often the case that the engineer's drawings and specifications seem minimal relative to the quantity of information prepared by the Architect but don't underestimate the amount of calculations done behind the scenes all to prove the structural stability of the structure particularly where SER Certification is required.

4. The SER Certificate
This is a bit of a beaurocratic requirement through the building control process and many engineer's that we consult with have mixed views on this however in essence it's a certificate by which the engineer can certify that he has had his designs and calculations checked by virtue of his registration in the SER system. Alternatively building control would need to issue the engineer's design calculations and specifications to a tender process to be checked by a third party engineer appointed by the Council. Don't understimate the length of time this can add to the building control process. It's definitely a better route to get your engineer to produce the SER Certificate for your prior to or during the building warrant process.

See additinal Information - Building Control

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Porcelanosa Visit - March 2011

I am writing this blog following a fatastic site visit to The Group Headquarters of Porcelanosa in Spain. Courtesy of the Scottish sales team, I was part of a group of 16 professionals and designers who left Glasgow Airport on Wednesday to see the fantastic production facility.

We spent two fantastic days on the Thursday and Friday touring the production factories and showrooms for Porcelanosa tiles, flooring, bathrooms and kitchens. It was a long journey with lots of interesting products to see all of which would be a welcome introduction to any and every house hold. Now many people out there would claim that Porcelanosa is expensive being mid to top range however, we were educated that Porcelanosa is now being specified in Housing Association projects in Glasgow so it of course is proving to be cost effective.

I've posted a few images showing the quality of the range of products that Porcelanosa have to offer. It's definitely worth a look in their new showroom at Braehead, Glasgow.

Finally, thanks Porcelanosa Glasgow for the invitation.

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Top Six Points To Consider Before Beginning Your Self Build Home

Throughout history human kind has created shelters and although technique, materials and construction methods are different, the basic instinct to build a home is still strong. Many people aspire to design their own home and whether you are looking at self build homes in Glasgow or self build homes in Edinburgh there are a few basics you need to get right in order for the project to run smoothly.


1. Engage An Architect
This may well be the most important thing you do before beginning your self build home. An architect has experience in all areas of construction and can see you through from ground breaking to completion and all issues in between.
See additional information - "Appointing an Architect"

2. Budgeting
Get your budget sorted from the beginning and don’t allow the costs of your self build home to spiral out of control. Set your budget with help from your architect and have a ten percent contingency fund available if possible. This means considering buying a plot, creating access, the actual build, first and second fixes and interior decoration. Using the experience of your architect to set realistic budgets will actually save you money.

3. Mortgage Agreement
Many banks will agree self build mortgages and will release pockets of funds as each build stage is reached. Your architect can help ensure that these milestones are reached timeously so that your project can be completed and handed over to you at the right time.

4. Buying A Plot 
Anyone considering a self build home needs a plot of land. Here again your architect will be worth their weight in gold as they will be able to see flaws that the average layperson cannot. For example is the plot properly serviced or are the utilities half a mile up the road? Is the plot sloped, sited under an electricity pylon or will those picturesque trees and that little river cause a problem?  Watch the following short video which explains the important things to consider when buying land.

5. Applying For Planning Permission
Applying for planning permission and associated building regulation approval can be daunting if you are unaware of the finer legal points involved. A local architect will often have connections with the local planning office and will have developed a relationship with the officers working there. This can smooth the planning permission process as the architect will have a good idea of what will pass and what wont before handing in the plans.
See additional information - "Why don't all Planning Departments work the same way?"

6. Finding A Builder
Finding a builder and agreeing terms can be an important consideration for your self build home and you are probably best to use a local firm where possible. Asking for names of previous customers and contacting them for a testimonial can prove enlightening. Often an architect will have contacts throughout all the trades required for your self build and will be on site to manage each one.

These are just some of the considerations for your self build project and throughout the entire process you will find the services of an architect invaluable.

So, planning is vital and engaging an architect should be seen as an investment in your vision.

If you would like to discuss the benefits and financial sense of engaging a professional architect please get in touch to book your free consultation and get your project off to a flying start!

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Cowboy Builders - Protecting The Client

We've had quite a bit of debate on Linkedin regarding Cowboy Builders and what Architects and the industry can do to protect the Client.

What's your thoughts? Should we as architects be responsible for site inspection on EVERY project that goes through the warrant process?

Of course its extra money for our Clients but surely great peace of mind.

Please comment below.

Larkhall waste incinerator given go ahead : February 2011 : News : Scottish Architecture in profile the building environment in Scotland - Urban Realm

Larkhall waste incinerator given go ahead : February 2011 : News : Scottish Architecture in profile the building environment in Scotland - Urban Realm