Building control advice

Building Control is a statutory function that ensures building work complies with national Building Regulations. Inspections are carried out at key stages, but not continuously, so Completion Certificates confirm likely compliance. Legal responsibility for compliance remains with the client, designers, and contractors.

• Full Plans Application: Recommended for complex works. Plans are checked before work starts.
• Building Notice: Simpler process, no plan checking, but inspections are still required. Suitable for smaller projects.
• Regularisation or Reversion: For work started or completed without prior approval or where an Approved Inspector is no longer operating.

No, except in limited cases:

• Full Plans: You may start after submission, but before plans are approved, at your own risk.
• Building Notice: You must wait two clear days after submission.
• Approved Inspector: An Initial Notice takes effect 5 working days after it is submitted to the WNC, provided WNC has not rejected it.

Some urgent works (especially emergency health and safety works) can start sooner by agreement in writing with the WNC Building Control Officer, but that’s unusual.

Certain trades (e.g. electrical, gas, glazing) can self-certify their work under government-authorised schemes. If you use such a registered installer, you do not need to notify Building Control separately.

We will usually give a reasonable timeframe for correction. However, if serious issues remain unresolved after 28 days the council can arrange the work and recover costs from you. They may also take legal action to enforce the requirement. 

Legally, you might not be stopped from occupying a property without a Completion Certificate, but it’s strongly discouraged. Occupying without one does not mean the work complies — it may still be unsafe.

You may still be at risk of enforcement action (e.g. Section 36 notice, dangerous structure notice).

Without it, you risk -

• Enforcement action from WNC,  
• Problems with insurance,  
• Mortgage funds, and  
• Difficulties when selling.  

Most lenders, insurers, and solicitors expect a Completion Certificate before occupation.

Some work (e.g. certain commercial premises, HMOs, or higher‑risk buildings, etc.) may be covered by other legislation (Fire Safety Order, Housing Act, Building Safety Act, etc.) that effectively requires certification before occupation.

From October 2023, regulatory changes introduced by the Building Safety Act 2022 mean that Local Authority Building Control teams are no longer permitted to give design or construction advice.

This is because:

• Building Control is an independent checking service – our role is to check that proposed and completed work is likely to comply with the Building Regulations.
• Giving advice on “how” to do the work could compromise our impartiality and create a conflict of interest.
• The legislation now requires us to maintain professional independence and impartiality at all times.

Instead:

• You must appoint competent professionals (such as architects, engineers, designers or suitably experienced contractors) to prepare designs and carry out the work.
• We can only comment on whether submitted plans and completed work appear to meet the functional requirements of the Building Regulations.

Building Control is here to check compliance, not to provide design solutions. It is your responsibility, or your appointed professional’s, to determine how to achieve compliance. 

The Building Regulations are legal requirements covering:

• Safety, health, and welfare
• Structural stability
• Fire protection
• Energy efficiency
• Environmental impact
• Access and use of buildings

They apply to most building, extension, and alteration work to ensure safety and performance standards are met. 

Under recent changes to the Building Regulations:

• Clients must plan, manage and monitor building work.
• Designers and Contractors must ensure their work meets the regulations.
• If more than one contractor or designer is involved, a Principal Designer and Principal Contractor must be appointed.

You can find full details on GOV.UK: Meeting building requirements

Visit: www.westnorthants.gov.uk/building-control

Or you can apply for Full Plans, Building Notice, or a Reversion online using the Planning Portal at Building control applications - Building control applications - Planning Portal

Further information can be found at:

• LABC Front Door
• GOV.UK guidance on meeting building requirements 

Most projects need approval, even if they don’t require planning permission. This includes:

• New builds and extensions
• Loft and garage conversions
• Structural alterations
• Some small works may be exempt, such as:
• Detached buildings under 30m² with no sleeping accommodation
• Conservatories and porches separated from the main house
• Works completed under a Competent Person Scheme (e.g. window replacement, boiler installation)

See our full guide: Before you apply for Building control 

After your application is accepted, we provide an Inspection Service Plan outlining key stages—such as:

• Foundations
• Drainage
• Insulation
• Structural elements
• Final completion

You must contact us at the appropriate time to book each inspection.

We may accept professional reports, or photographic evidence providing it is geotagged showing the location, date and time of the photograph, but:

• We may require work to be exposed
• Extra fees may be charged
• You risk enforcement action if work is non-compliant

A Building Control Officer checks the specific stage of work. They will:

• Take photographs and notes
• Provide a written report
• Flag any issues or non-compliances 
   

You may need to arrange a re-inspection after corrective work.

You will need to submit a Reversion Application to us. This is a retrospective approval process. Please keep all records, photographs and certificates—you will likely need to uncover parts of the work for inspection.

If you’re the property owner, we must inform you of any non-compliance—even if someone else instructed the work. You remain legally responsible for ensuring the work complies with Building Regulations.

Email all required certificates and documents in a single message labelled "COMPLETION CERTIFICATE INFORMATION"

Then contact us to arrange a preliminary final inspection.

A Completion Certificate is issued after successful completion of all inspections and submission of required documentation. It confirms that the work is believed to comply with the Building Regulations. It is registered with the Council for future property transactions.

To request a copy, please email [email protected] with:

• Your contact details
• The full address of the building

Use the subject line: “COMPLETION CERTIFICATE DUPLICATE REQUEST”

If it is a current case and:

• All required inspections have been passed, and
• All relevant certificates (e.g. electrical, gas, structural, etc.) have been received by West Northamptonshire Council (WNC) and are satisfactory,

A Completion Certificate will be issued to:

• The person who made the Building Regulations application (applicant), and
• The property owner (if different from the applicant).

You do not need to take any action.