The Pitfalls Of Starting Your Build - PRIOR to Building Control Approval

Every now and then we are invited to work on a project where for various reasons the Client needs to push on with the project prior to obtaining building warrant approval. Some of you may know that the regulations in Scotland and England vary. In England a build is allowed to start on site as soon as the Warrant Application is lodged and the Building Control Surveyor then inspects and certifies the warrant as the built progresses. In Scotland however, we must obtain building warrant approval prior to starting or the Building Control Department can close the site.

I am writing this blogpost because we have been involved in a build where the Client needed to progress with the build prior to the warrant approval albeit that the warrant application had been lodged and was being processed. In ths particular scenario there was just no other option for the Client.

Professionally we have to say that it is important in Scotland to ensure that the warrant is approved prior to starting and ideally the Client should devise a works programme which allows the Design Team, Planning and Building Control Departments the opportunity to properly design and approve the necessary statutory approvals.

So what happens when you start prior to building warrant approval. Well invariably when you are a certain number of weeks into the project, we (your architect) get the warrant approval and then notify the Council that the build has started even although it started several weeks prior. Following this Building Control will inspect the works on site and then they have the right to insist on the destructive opening up of works so that they can inspect and ensure compliance with the approved drawings. This typically relates to e.g. structural works including foundations and steel or visual intrusive inspections to ensure that fire protection has been applied properly. This can be a very onerous and expensive process, which can be prohibitive in terms of time and programme at the end of the build.

So here's a tip. Always, always, always think twice before asking your design team to start on site prior to obtaining a warrant approval. We will ALWAYS advise you against this and guide you so.

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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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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.

Ask The Architect - What Do I Do When My Building Warrant Runs Out?

(Image Left - Typical EPC Certificate)

Every Day I get asked a question relating to the industry so I thought I would post these as a regular thing. Mind you I have no intention of doing this daily!

I was asked by a Client who deals with relatively large scale projects: 'What Do I Do When My Building Warrant Runs Out?'

Well it largely depends on what the Warrant Approval was for however, in short you would typically get 3 years after the date of Approval of the Warrant to have the project completed and signed of by Building Control. You can get an extension to this 3 year period through a formal application but in fairness most people tend to miss the deadline. In these circumstances it's important to reappraise the project.

I did this recently for the Client that I mentioned earlier. They got Warrant Approval for 28 flats and 3 years later and in particular with the down turn in the market they never built out the flats. Now with the flatted developments the noise and insulation requirements have largely changed becoming more onerous in their requirements (this said onerous is obviously better for the end user). I advised the Client that we could reapply for a new warrant using largely the information already submitted and approved by building control and that we would need to supplement the package with Energy Performance Certificates. (EPC's). An EPC is a computer calculation which assesses the carbon footprint of each individual flat and is issued positioned within the flat so that a surveyor has an indication of the Carbon Rating of the Flat.

So there you have it. If you need advice on renewing a Warrant Application contact us at our official webpage

Completion Certificate Reinvestigated

Every week we are now asked by prospective clients to assist them with the sale of their properties by preparing drawings in retrospect.

On this basis I would like to bring to your attention the following scenarios and highlight the simple mistakes made by the prospects.

Attic Conversion to Storage Room - This particular enquiry came when a Prospect advised that they did some time ago convert their attic into a Storage Room. Our understanding is that they contacted the local Planning Department who told them that they did not require planning permission for an attic conversion. This of course is absolutley correct and the Client proceeded as informed by the local Planning Department, however when it came to selling the property they were then advised that a Building Warrant Application was required. PLEASE remember everyone that the Planning Department and Building Control Departments are both different in their role, performance and function and that it is not the Planning Department's responsibility to advise on whether or not a Building Warrant is required. Also, it is not appropriate to take your builder's advise on these matters. You should seek professional advice from a professional Architect who can inform you of the steps that you are require to take to ensure that the works you are undertaken are done legally with the proper consents in place.

Attic Conversion to Useable Bedroom in retrospect - At block architects we try as much as possible to avoid thse projects. Quite simply we find that many Clients embark on this process but do not take professional advise regarding the strengthening of roof timbers or proper specification of wall and roof insulations. On the few occasions that we have agreed to take on these projects it's with the Prospect's express understanding that they may have to and are willing to strip out all of the works completed and to start from scratch. Again Seek professional advice! In the end up you could spend DOUBLE your budget just to correct or undo works that have not been done to the Council's satisfaction. We are finding more an more that Certficates of Comfort are not being issued. It is the Council's view that you need to get your projects up to scratch!

Garage Conversion to Useable Room - This is a favourite one of mine because its the easiest to get right which means that its the easiest to get wrong also. We recently had a Client's builder call to suggest that he was going to send us a drawing and tell us how to do a drawing based on a garage conversion that he did in the past which of course was of little likeness to the Garage we were now trying to convert. On this basis we need to remind the Builder that it is our responsibility to provide a set of drawing which comply with the current building Standards. Its the Builder's responsibility to follow this and not make it up as he goes along.