Building regulations drawings in Hertfordshire

What are building regulations drawings?

They are the technical drawings that show how your project will meet the Building Regulations. Planning drawings show what a building will look like and where it sits. Building Regulations drawings show how it is made: foundation depths, wall and roof build-ups, insulation, structural beams, drainage runs, stair dimensions and ventilation.

If you already have planning permission, you will still need this second set. Planning approval is not Building Regulations approval.

What do the Building Regulations cover?

The requirements are set out in lettered parts, and each part has government guidance called an Approved Document. The ones that come up most on a home project are:

• structure, so that floors, walls and roofs carry their loads
• fire safety, including escape routes and smoke alarms
• site preparation, damp and resistance to moisture
• ventilation
• drainage and waste disposal
• conservation of fuel and power, which is the insulation and energy rules
• access to and use of buildings

Electrical safety has its own part, and gas work must be done by someone on the Gas Safe Register. All of the current guidance is in the government's Approved Documents collection.

Which drawings are usually in the set?

• existing and proposed plans with dimensions
• sections through the walls, floors and roof showing the materials
• foundation and drainage layouts
• beam positions and structural details
• notes on insulation, ventilation and fire safety

The exact set depends on the job, and building control may ask for more.

Can I need them without planning drawings?

Yes. Work that needs no planning permission, such as a permitted development extension or taking out a wall, still needs Building Regulations drawings. In those cases this may be the only set you need.

Do all building projects need them?

Not every job. Extensions, loft conversions, garage conversions, removing a load-bearing wall and new drains usually do. Small jobs such as a like-for-like repair often do not. If you are unsure, ask your council's building control department, which can say whether your work counts as notifiable.

Some work, such as electrical installation, gas work and replacement windows, can be certified by installers registered with a Competent Person Scheme. That route covers the work itself and does not replace the drawings for a larger project.

What is the difference between full plans and a building notice?

• A full plans application sends drawings and calculations in advance for checking and approval. It suits larger or more complex work, and it gives your builder an approved set to build from.
• A building notice lets work start without advance approval of drawings. The inspector checks it on site as it goes, so a mistake can mean taking work apart.

Both are local authority routes, run by council building control. If you use a registered building control approver instead, they work from an initial notice and their own plan checks. A completion certificate is issued once the work has been inspected and passed. The gov.uk guide on how to apply for Building Regulations approval sets out each route.

Do I need a structural engineer?

Often. Removing a wall, adding beams or building over weak ground usually needs calculations from a structural engineer, and building control will want to see them. The drawings and the calculations have to agree, so it helps if they are produced together.

What if the work has already been done?

You can still ask the council for a regularisation certificate for work carried out without approval. The building control team will want to see what was done, and may ask for parts to be opened up for inspection. A designer can prepare as-built drawings to support the request.

Why does this matter when I sell?

A buyer's solicitor will usually ask for the completion certificate for any extension or loft conversion. Without it, a sale can be held up while the gap is filled.

How long do the drawings stay useful?

Approved drawings are a record of how the building was made. Keep them with the completion certificate, because they help the next owner, an insurer or a surveyor understand what is hidden behind plaster and under floors.

What should I include in my enquiry?

• your postcode and the type of work
• whether you already have planning drawings or permission
• whether you are using council building control or a registered building control approver
• whether the work has started
• any structural engineer's details, if you have them

How does this site work?

We are an independent enquiry service. With your consent, the enquiry goes to a local architectural designer, if one covers your postcode. If none does, we tell you and your details are not passed on.