Well, let’s take a look at that statement at face value.
You might think you can do what you want to a property because you own it. The truth is that building and renovation works are regulated in the UK and in many other countries too. It is unlikely that anyone will come after you from wielding a paintbrush, but it pays to be aware of what your responsibilities as a householder are.
I am au-fait with the regulations in the UK, because that is where my experience lies and specifically England and Wales. However, this post is applicable to most people irrespective of their location in the world, although, wherever you are, it is important to check the rules and regulations in your own jurisdiction. Even in the relatively small land mass of the UK, the rules in Scotland are different to those of England and Wales. To make life even more difficult there can also be regional variances, so it always a good idea to check in the specific geographical area where your property is located.
In the UK, property renovations are governed primarily by the Planning Departments and Building Control. Planning departments and Building Control each have different responsibilities and both are covered by different regulations. Simplistically, Planning considers whether proposals are complementary to the local environment and gives permission (or not!) for work to proceed. Building Control establishes the technical detail and whether what you propose complies with Construction Standards and Building Regulations. When they are satisfied, you can get started but be mindful; not before!
The regulations are also subject to change from time to time – sometimes it seems that no sooner have you become familiar with the current regulations than there is a rethink, which can be driven by the adoption of the latest government policy. Usually there is some lead-in time though if your project takes some time to obtain its permissions, the original architect specification might be out of date before you start work. This can be frustrating not just because the plans and the specification needs to be altered but it can lead to having to re-work cost calculations.
This happened to me with a project I was working on. The permissions required for the proposed works extended beyond the boundaries of the local Planning department. The property was located in a Conservation Area and required additional permissions and approvals of Eco Statements from the National Parks Authority amongst other requests. But it didn’t stop there…
The property was built on land that had originally belonged to an ancestral estate. Buried within the property deeds was a covenant governing any future changes to the exterior of the property – permission had to be sought (and paid for!) from the Estate Office, requiring submission of all the plans and copies of consents given by the other authorities. All this took an inordinate amount of time, due in no small part that the person in charge of sorting the Estate permissions was on maternity leave at the time.
By the time the consents had been granted and the application hit Building Control’s desk, the regulations had changed regarding the size of the wall cavity for the proposed extension from 100mm to 150mm. The plans were re-drawn, the specification changed and the extension re-costed accounting for the additional materials. Fortunately in our case the specification changed before we had started work and we could react accordingly. Be mindful, new regulations can sometimes come into force mid-works and you have no choice but to adjust in order to comply – although this has never happened to me, it has to a new-build property developer I know, who had to change direction mid build and had to absorb the additional costs.
As you can see from the above example there are many considerations to take into account when you are considering alterations to a property including (but not limited to) Listing status or Change of Use from residential to commercial or vice versa for example. It can be a bit of a minefield to be honest, even with experience, and I cover all this in more detail in my book Penny Practically Does…Renovation.
When you are looking at timescales for the permission gathering process (if your project warrants a Planning application), once you have received Planning consent (with or without conditions), an application must be made to Building Control, which takes further time.
Bear in mind that even if Planning consent is not required, there are works that require the input of Building Control such as if you intend to undertake any structural work for example. Not only will they check the structural calculations from your structural engineer but once on-site works start you will be treated to a visit from the Building Inspector prior to starting the structural elements. He will visit again once the support has been installed to check that all is well and the work complies with the regulations, before it gets covered in.
It is worth remembering that once consents have been given, they relate to the plans and specification you originally submitted for consideration. Don’t be tempted to change the specification mid-works without asking – it won’t make you very popular with the Building Inspector, and you might be subjected to additional expense if they insist you must redo the work.
All in all, it’s not safe to presume you can do anything with your property. We have all heard of householders who have gone ahead with alterations without acquiring the requisite consents.
Yes, retrospective permissions can be applied for although it is not guaranteed they will be granted. Worse-case scenario – you will be ordered to demolish that extension you were so proud of, at your expense! The responsible, more cost-effective and time-efficient course of action is to get your facts straight as to what regulations apply to your property and your proposed works, before you start.
If you have a particular topic you would like me to talk about then please either email me or contact me via the website. And of course when you have completed your projects, I would love to see your results too, which you can post on the website.
It’s my belief: “If I Can Do It, You Can Do it!” With the right information at your fingertips, I am confident you can.
