Statutory requirements

Building works to your property will often necessitate compliance with statutory obligations including planning permission, building control sign off and the Party Wall Act. Let’s have a look at how a surveyor can help with those.

Whether it’s for a side, front or rear extension, loft conversion or building a new structure within an existing site, planning permission may be required, which necessitates planning drawings and submission of a planning application. Alternatively, some of the works may fall under the permitted development rights of your property, or alternatively only prior approval from the local authority may be applicable. A surveyor will know exactly what’s required here and can be crucial to assisting in the completion and furtherment or your project.

Next, what about building control sign off. This sounds daunting! But there are two options you have to instigate building control, which are a building notice or full plans notice. A building notice is a quick shorter option of notifying building control of your project. This option relies on the competence of the contractor and building control notifying the contractor of any areas of non-compliance throughout the build. However, with the latter full plans notice option you are required to submit to the local building control authority detailed architectural drawings, specifications, and relevant documents, often referred to in the industry as “technical drawings” or “building control drawings”. These comprehensive submissions provide building control officers with a thorough understanding of your project. Building control officers will then delve into the details, ensuring that every element aligns with the applicable regulations. In this intricate examination, they may request amendments or seek clarifications to guarantee absolute compliance and sign off before the contractor is even on site. Our surveyors at Survey Network, can assemble the building control drawings for submission to building control. Additionally, when we are project managing your project, we will liaise with building control on your behalf to ensure sign off is received.

The final consideration is the Party Wall Act, A party wall agreement is needed if you plan on carrying out any building work near or on a party wall. You must tell your neighbours, provide them with a Party Wall Notice and come up with a Party Wall Agreement in writing. Again, a surveyor can help you here.

Planning permission, building control drawings and party wall awards are all services which we here at Survey Network have great experience in delivering time and time again. If you need assistance with any of these services or if you require all three, get in touch today and we can help.

Worried about those extras?

Following planning permission, building control drawings, and signing off of the party wall requirements, a surveyor can assemble a specification for the required works. This is a detailed document itemising and describing every piece of work required to adapt your home or build your extension or loft conversion.

This specification document then acts as the base document for contractors to price and work from during the project. This then debunks the argument from the contractor once the works are on site of “that’s not included” or “we only allowed for this much”. A detailed specification document will ensure all aspects of the build or refurbishment works are included, preventing cost variations or extras. This most importantly means your budget remains on track.

That extra layer of comfort for your project?

A few final factors to consider for your upcoming project is a building contract and project management. A surveyor can compile and administer the contract and also project manage the building works to give you that extra level of reassurance.

Legal contracts are widely used across construction in commercial settings, but they are not so common in the residential market. We believe this is wrong, and the residential market should transition into contracts being more widely accepted as the norm.

The current leading and most widely used contract type are JCT (Joint Contracts Tribunal) Contracts. JCT has an abundance of different contract types for large multi-million-pound construction projects and contracts suited to smaller works. It also has separate repair and maintenance or homeowner contracts for the residential market.

A JCT Contract provides many benefits to the client, including providing a mechanism for preventing delays by the contractor by the insertion of liquidated damages clauses into the contract. This provides protection for clients where timescale is a necessity and provides recourse through the contract for any damages the client may have incurred due to the contractor being slow on site and not delivering the works in accordance with the original programme. Other benefits of using a JCT Contract include setting out minimum insurance requirements and methods of recourse for snagging items post completion of the works and for latent defects years post completion.

At Survey Network we can assemble a contract for your upcoming project, be it a JCT Contract or otherwise. We can also administer the contract. This is the terminology used within the contract to essentially oversee stages of the project i.e. agreeing valuations, variations, extension of time and sign-off of the project.

Typically, the initial building control drawings and the specification of works produced by our surveyors will act as the guiding document for the works on site which the contractor will follow meticulously. This specification and drawings are then referred to in the JCT Contract. This places a contractual obligation on the contractor to complete the works as exactly specified within the specification and drawings.  

Survey Network also offer a full project management service whereby we not only just specify and design the works but will also tender the works to local and reputable builders. As mentioned, we can then assemble and administer the JCT Contract for the works on site. Our service will also include weekly site visits to ensure compliance to the specification, advising the client on interim payments to the contractor, dealing with any client desired changes, or delays on site and administrating this under the contract. Finally, we would advise the client on the final account payment to the contractor and dealing with the retention period (defects period – often 12 months) under the contract to deal with any potential snagging items.

In summary, here at Survey Network we believe the top 5 benefits of utilising a JCT contract and contract administrator are:

1)         Legally contracts the contractor to complete the works against the specification and fixed cost provided.

2)         Provides retention periods for snagging items.

3)         Gives recourse for any latent defects which may present themselves years later.

4)         Ensures insurances are in place to protect the contractor and yourself.

5)         Provides a mechanism for compensation in the event of delays.

Who are we?

At the Survey Network, we transform your uncertainty into confidence. We’re passionate about providing you with the knowledge you need. We have design, specified and contract administered a magnitude of different residential and commercial projects, from rear extension and loft conversions to million-pound luxury home extension and refurbishments. In the commercial setting we have completed numerous office and shop refurbishments and have experience working or multiple listed properties.  

If you have a project and are looking for input or advice on planning permission, building control drawings, party wall awards, or project management including design and specifying and contract administration, please get in touch, we would love the opportunity to help you on your project journey.

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