BUILDING CONTROL Two part presentation: Part 1 – Proposed Changes to The Building Regulations Part 2 - The Future of Building Control
Part 1 Changes to the Regulations The Code for Sustainable Homes ¡ The Code was introduced in England in April 2007. ¡ It is a voluntary standard designed to improve the overall sustainability of new homes by setting a single framework within which the home building industry can design and construct homes to higher environmental standards than the current Building Regulations Energy Performance ¡ As of December 2007 every home on the market must have a Home Information Pack (HIP) ¡ From the 6 April 2008 all completed dwellings require an Energy Performance Certificate (E. P. C. ) to satisfy The Energy Performance of Buildings (Certificates and Inspections) (England Wales) Regulations 2007. This is a mandatory rating against the Code. ¡ These EPCs will form part of the HIP What is in an EPC? ¡ Provides a rating for the energy efficiency of a building ¡ Ratings are set against standard criteria so buildings can be compared ¡ Ratings like domestic appliances scales A to G (A the best) ¡ Each certificate also has a recommendation report on ways to improve the building and projected rating (new homes solar panels etc) ¡ They can only be produced by an accredited Energy Assessor ¡ EPCs registered and stored www. EPCregister. com
What can we all do? ¡ Submit energy calcs for new dwellings using the Standard Assessment Procedure (SAP) to show a target energy performance ¡ If a dwelling is offered for sale before completion it must be assessed and information on energy efficiency provided in a Predicted Energy Assessment (PEA). This will be included in the HIP. ¡ Dwellings will be required to have an air permeability test. These results will have an effect on the initial energy calcs. ¡ At the completion stage Building Control will require ‘as built’ energy calcs and be notified that a valid EPC has been given to the owner of the building. A completion Certificate will be issued once received.
Q & As Q: What does a mandatory rating mean? The new requirement to have a rating against the Code does not make it mandatory to build a Code home. It does mean that every buyer of a new home will be given clear information about the sustainability of the new home Q: How will the transition period work? The provisions apply to those new homes where a LA has received a Building Notice, Initial Notice or Full Plans application after 1 st May 2008, but not before this date. Q: How would a house builder go about getting a Code rating and ensuring that it gets placed in the HIP? ¡ Once they have designs available employ a Code assessor (list from BRE and Stroma LTD) ¡ Once design stage assessment carried out it is sent to accrediting body to issue Code certificate. ¡ If a developer does not wish to build to Code standards then they can go to the HIP or BRE websites to download a nil-rated certificate. Either certificate will be placed in HIP. Q: Who enforces the standard of building of the new Code homes The independently accredited Code Assessors assess homes at design and post construction stages Q: How will mandatory ratings against the Code be enforced Trading Standards officers will enforce the provision of a certificate with the HIP Q: What role does Building Control play? We will work with builders and developers as we currently do, but we have not have an enforcement or monitoring role in the Code Q: Who can become a licensed Code assessor? Anybody who undergoes the appropriate training and passes exams, including BC surveyors.
Part G Government published a consultation on 13 th May on options for revising this Approved Document addressing sanitation, hot water safety and water efficiency in buildings It delivers on two Government commitments: 1. To introduce into the Building Regulations a whole building water efficiency standard of 125 litres person per day for new homes and 2. To review how part G and associated guidance addresses hot water safety It seeks views on a number of changes to the regulations and invites consultees to provide information on other options. Main areas are: ¡ ¡ ¡ The proposed inclusion of a new section on cold water services which would specify locations within a building where a supply of wholesome water is required and not required so captured rainwater could be used Proposed measures to provide for consistent safety of hot water A request for more information on cost and benefits of limiting the temperature of water delivered through sanitary appliances to prevent scalding Proposals to bring into effect the Governments policy on water efficiency Proposal to update and bring Part G (Hygiene) into line with current standards, legislation and industry practice www. communities. gov. uk CLOSES 5 th AUGUST 2008
Part 2 CLIMATE CHANGE & THE FUTURE of BUILDING CONTROL Consultation 2008 Picture 1
INTRODUCTION This consultation sets out and seeks views on the Government’s proposal for change to the Building Control systems in England Wales. Building Regulations set base line regulatory standards. They are functional not prescriptive, preserving design freedom and innovation. Building regulations have brought benefit to society. The quality variety and performance of buildings is testament to all of us. Death from fires lowest for 45 years, 97% of new buildings meet sound requirements and energy efficiency increased over the last 10 years. But the world is moving on, creating greater demands on BC who are asked to ensure buildings are not only safe but that they are sustainable and make a direct contribution to Climate Change. Climate change is one of the greatest challenges we all face. Around a quarter of the UK’s current carbon emissions arise from the way we heat, light and run our homes. The Government is committed to making all new homes zero carbon by 2016. Achieving these targets for new homes and sustainable homes will depend on compliance with the B Regs which will set the standards to meet the targets. However feedback from stakeholders tells us , while the system is not broken, it has some significant weaknesses which need to be tackled to make it for purpose in today’s world and in the future
The Consultation Proposals The proposals fall into the following five areas: Chapter 1. Developing a vision for building control 2. Establishing a better approach to the way the regulations are delivered 3. Modernising inspection and enforcement 4. Providing alternative routes to compliance 5. Enabling improved performance and capacity
Chapter 1 A VISION for BUILDING CONTROL There is general concern from Government and stakeholders that there is little in terms of a guiding strategic vision for the future of building control – what it is for, how should it operate and how it needs to be supported. A vision shared by Government, Local Authorities and AIs will be required.
“Our vision is for a service which delivers safe, healthy, accessible and sustainable buildings for current and future generations”. Department for Communities and Local Government 2008 To deliver this vision we need a BC system which: ¡ ¡ ¡ Works with the customer to help them achieve a building project Work hand in hand with other regulators to provide a coherent service to customers Give local authorities the powers needed to enforce the building standards Ensure that the level of inspection is risk assessed Ensure BC bodies regularly assess and improve their performance Is professional, well managed and ensure resources are used appropriately We also need to be clear with customers that BC will not ¡ Act as a clerk of works ¡ Address issues such as finish and aesthetics ¡ Offer protection to a client in a contract with a builder
Chapter 2 A Better Approach to Delivering Regulations and Guidance Background Apart from approved documents there are other sources of guidance which also provide valuable information and to which Approved Docs often refer to. i. e. BSI, Robust Details, Competent Persons schemes, manufacturers etc. You do not have to adopt the AD solution if the requirement can be achieved another way. The Government is committed to reviewing and amending the Regulations and ADs over time to ensure they are updated. The timing is often erratic and often the lead in is short which means the industry is ill prepared. The existing system tends to review individual Parts of the regulations. Changes to one part can have a knock onto others, leading to confusion and conflicting advice. The planning Portal is the Governments online planning and Building regulation resource. The site holds guidance on the building control system, regulations, ADs and case studies. There is concern the name Planning Portal is a barrier to full time take up from designers, BC professional and members of the public.
Government Proposals ¡ Introduce a periodic system of review e. g a 3 year cycle ¡ Introduce a standstill period between reviews e. g 6 months ¡ Rename, revise and reduce Approved Documents ¡ Produce specific project guides to complement the ADs, say for loft conversions ¡ Establish criteria for reference to third-party documents. AD referral and websites ¡ Make best use of the Planning portal e. g re-brand and/or publicity drive ¡ Produce a Procedural Guide to explain what BC is for and action needed to reconnect with the customer ¡ To create a seamless planning and BC service (one stop shop, web site, forms etc) and use of other tools for a seamless service (E-enabling)
Chapter 3 Modernising Inspection and Enforcement Background This chapter identifies proposals which could help an inspection and enforcement regime operate effectively to meet rising demands on the existing system to achieve compliance with the regulations. LAs must be notified of statutory stages but this does not apply to AIs. The government wants a risk based approach adopted, but what about Building Notices?
Government Proposals ¡ Provide specific guidance on risk assessing projects ¡ Remove statutory notification stages for LAs and replace with a risk based approach to inspection. Issuing a service plan to builders, developers and homeowners ¡ Make the issue of Completion Certificates by LAs mandatory ¡ Limit Building Notices to minor works ¡ Allow LAs to issue stop notices ¡ Allow LAs to issue fixed monetary penalties ¡ Extend time limits for prosecution (now 2 years for Part L offences)
Chapter 4 Alternative Routes to Compliance Background There a number of options available to demonstrate compliance with the B Regs which complement the traditional route of engaging the services of LAs or AIs i. e. Competent Persons or Robust Details LTD This chapter considers other options for self -certification and the role of Appointed Persons in helping deliver improved compliance.
Government Proposals ¡ Improvements to the Competent Person Schemes ¡ Investigate the case for other forms of certification i. e. whole building self-certification (strongly opposed by stakeholders) or third party certification (specialist parts) ¡ Further encourage the Appointed Person role, not a replacement for BC but a project manager/clerk of works role, reducing burden on BC for large complex projects (not cost effective smaller projects) ¡ Extension to Pattern Book approach (not supported because of cost) but works for Part E. ¡ Fast track dispute resolution service and modernised statutory system. Replacing current statutory determination and appeal procedure with the Building Control Alliance (representatives from AIs, LABC, ABE, RICS and CIOB).
Chapter 5 Improved Performance and Capacity Background Stakeholders have a concern that barriers to improve performance are not picked up due to lack of performance information This chapter looks at ways to strengthen performance management systems, LA resources and charging and points to further areas of action the Government could pursue to strengthen the BC profession Anticipated future requests on the profession to demonstrate the energy efficiency of buildings and compliance with the regulations will only make the need to demonstrate the system is working efficiently and delivering compliance more pressing While BC is self financing, the Government is still very concerned that not all revenue received from charges for providing the service, in particular , any surplus, is not being reinvested as it is required to be. Charter Mark, ISO 9000, IIP, joint working, Partnership working and LABC Quality Awards help put Three Rivers BC in the top 10% for total quality
Government Proposals ¡ Embed and develop the building control performance indicators. BC Performance Standards Advisory Group (BCPSAG) set up in 2006 ¡ Strengthen the overarching performance management system. (Peer reviews, ISO 9000, business plans etc ¡ Continue to promote industry standards in a competitive marketplace ¡ Promote shared approaches to working ¡ Review the LABC charges regime. Introduce a system which is more flexible better matching the full cost of functions so that the service is properly resourced. ¡ More discretion to make reductions and refunds for green/sustainable projects and those using Competent Persons Schemes
Closing date 10 th June WWW. communities. gov. uk/futurebuildingcontrol THANK YOU
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