This comprehensive guide will cover every aspect of the Building Control Approval process, from initial application to final certification. It also takes into account the importance of ventilation compliance. 

The guide is aimed at all stakeholders responsible for meeting the building regulations standards in the UK. This includes manufacturers, housebuilders, contractors, technical directors and installers. 

It explains the importance of Buildi ng Control, outlines the key stages involved, and provides practical advice for ensuring compliance with regulations.

The Importance of the Building Control Approval Process

Understanding the building control approval process protects public safety and ensures new buildings and renovations to existing buildings are carried out to a high standard. It applies to residential, commercial, and industrial buildings.

The project manager's role is to oversee adherence to the building regulations, and each stakeholder must ensure their part of the project meets the required quality standards.

Larger construction projects, such as residential housing estates may have a Building Control Surveyor or private Registered Building Inspector (England and Wales) as part of the team. However, whether the project is a multi-million-pound development or a self-build, it must comply with the building regulations.

Ventilation within the Building Control Approval Process

Ventilation is an essential component of the building control process, ensuring the occupants' health and safety by maintaining good indoor air quality.

Regulations and Requirements

UK building regulations set out minimum ventilation standards (Approved Document  F). These specify the amount of fresh air needed to dilute pollutants such as moisture, carbon dioxide, and volatile organic compounds (VOCs) emitted from building materials and during construction.

Approved Document F of the UK building regulations states:
“There shall be adequate ventilation provided for people in the building.”

Good to know
EnviroVent doesn’t just manufacture ventilation systems. We also work with developers and housebuilders to help ensure that ventilation systems are compliant with Approved Document F.

Compliance and Inspections

It is the responsibility of each stakeholder to make sure ventilation systems comply at all the Building Control inspection stages. This involves choosing the right systems, correct installation and testing the system once it is installed. 

The Building Control approval process should include a schedule for future inspections, once the building has been handed over. The number and duration of inspections can change depending upon the scope of the project.

Building Control Bodies inspect ventilation systems during the construction process to confirm adherence to regulations. This may involve airflow rate tests and verification of certificates for installed equipment.

Ventilation Testing

Verifying that the ventilation solution meets the regulations is vital. This includes measuring airflow rates using specific tests and ensuring they meet the standards outlined.

Good to know – the changes in the UK building regulations

There were significant amendments to building regulations Approved Document F during 2022 and 2023. To find out more about these changes, watch our webinar. There is also the potential for further amendments in 2025 and beyond, in line with the Future Homes and Building Standard.

Not only must a building be structurally sound, but it must meet certain requirements that ensure the health and safety of its occupants. Building Control Officers and Registered Building Inspectors also take into account environmental concerns, especially in light of the Net Zero carbon emissions target for 2050.

Good to know
According to the Climate Change Committee, buildings represent 23% of UK greenhouse gas emissions. At almost a quarter of the total, energy efficiency should be a priority.

The Legalities of Building Control Approval

If Building Control approval is not obtained or a building does not meet the requirements, the person or company who carried out the building work is liable. It is the responsibility of the local authority or Registered Building Inspector to ensure that the regulations are adhered to. 

Both parties have the power to enact informal enforcement if a contractor or developer is found to be contravening the regulations. 

This means that they can issue a notice requesting that the work be remedied under the relevant building regulations.

If this notice is ignored this can progress to the magistrates court to issue a formal notice. This could result in a large fine and/or prosecution, depending on the seriousness of the breach.

What Do the Current Building Regulations Cover?

There are many regulations to comply with, according to the construction stage:

Part A: Structural Safety

Part B: Fire Safety

Part C: Site preparation and resistance to contaminants and moisture

Part D: Toxic Substances

Part E: Resistance to the passage of sound

Part F: Ventilation

Part G: Sanitation, Hot Water Safety and Water Efficiency

Part H: Drainage and waste disposal

Part J: Combustion appliances and fuel storage systems

Part K: Protection from falling, collision, and impact

Part L: Conservation of fuel and power

Part M: Access to and use of buildings

Part O: Overheating

Part P: Electrical safety

Part Q: Security: Dwellings

Part R: In-building physical infrastructure

Part S: Infrastructure for charging electric vehicles

Each has its own requirements and stakeholders must be aware of their responsibilities.

It is also important to be aware of and comply with The Workplace (Health, Safety and Welfare) Regulations 1992 when constructing any building in which people will work. 

Why Are Building Control Bodies or Registered Building Inspectors Essential?

The Building Control approval process ensures that a building is safe, efficient, and sustainable.

Public safety: To minimise the risk of building collapse or fire, resulting in injuries or fatalities.

Building quality: Inspections can highlight potential issues, preventing defects and reducing the risk of future repairs.

Energy efficiency: Ensuring compliance with building regulations helps reduce energy consumption, which reduces operating costs and the impact on the environment.

Current construction work should consider the UK's commitment to reach Net Zero by 2050 i.e. “decarbonising all sectors of the UK economy". One of the key objectives of this strategy is to reduce energy use and make buildings cleaner, healthier and more comfortable. 

Good to know – reduce heat loss by 75%
A product such as our heatSava single-room heat recovery unit (ideal for bathrooms and kitchens) keeps the temperature constant and can prevent up to 75% heat loss.

Indoor air quality and occupant health - regulations ensure buildings provide adequate fresh air to dilute pollutants and maintain good indoor air quality. This helps create a healthy and comfortable environment for occupants, reducing the risk of respiratory problems and promoting well-being. It also helps improve productivity in a working environment.

Reduction in damp and mould growth – assuring proper drainage, ventilation, and moisture management during and after construction. This prevents moisture build-up within the building which can cause health problems.

Damp and mould are more common as buildings become better insulated and more air-tight. Mechanical ventilation is one of the most efficient ways to prevent damp and condensation, which lead to mould.

Good to know – building regulations made simple

At EnviroVent we know building regulations can be confusing – even for professionals. If you require advice and guidance on the compliance of your project we can advise you.

Ensuring any construction project meets UK regulatory requirements, including crucial aspects such as ventilation, is paramount. The Building Control approval process plays an essential role by protecting public safety, guaranteeing quality and promoting a healthy indoor environment. 

The type of application to be submitted depends on the size and scale of the project. Here are the Key Stages of the Building Control Approval Process:

Full Plans Application

This application applies to the majority of large construction projects and is most relevant to commercial, residential and industrial projects run by a construction company.

The following must be submitted to the local authority:

Detailed plans (including building design, materials, water supply/consumption and site layout)

Structural integrity specifications (including foundations, framework, supports and reinforcement)

Ventilation plans (including layouts, wiring, ductwork and exhaust points)

You must not begin work until the plans are approved. If you do so, you could risk a large fine.

Building Notice

This application is for smaller projects such as extensions or conservatories.

Understanding the key stages streamlines communication with clients and other stakeholders and promotes the smooth flow of the project flow, in addition to complying with ventilation regulations.

Pre-Application Stage

Identify the Building Control Authority or Registered Building Inspector: Collaborate with the client to determine the appropriatecontact.

Gather Project Information: Liaise with the design team to compile building plans and specifications.

Application

An initial consultation with a Building Control organisation to discuss the application based on the project's scope. This must include the ventilation requirements for the specific building type and location.

Once all parties agree, the application can be submitted, which is usually done via a form online. 

Maintain open communication with the chosen Inspector,, addressing any queries or potential modifications related to ventilation promptly.

The fees will entirely depend on the scale of the project and will be confirmed by the relevant Inspector. As a very rough estimate, it currently costs between  £500-£600 for the local authority Building Control approval process of a single house in the UK. 

Good to know – EnviroVent offer a professional ventilation design service

Allow us to take some of the responsibility for your project by using our specialist design team to create your ventilation project plans. This FREE service uses BIM-compliant Revit design software to tailor-make the plans to your project. 

Building Control Review

Following the submission of the plans a full assessment will be performed following the Building Control inspection stages. Compliance with the building regulations, including health and safety and environmental issues will be considered.

The Inspector's role is to ensure compliance, not to hinder progress. By proactively addressing potential issues during the design and planning phase contractors can streamline the review process and avoid costly delays.

Clear communication regarding any queries or required revisions is essential. The project manager plays an important role at this stage as they will liaise between the designers, construction team, and building managers to ensure everyone is aware of any changes, what their role is and the deadlines. 

By maintaining regular contact with the various stakeholders, the project manager can anticipate potential issues and work on proactive solutions during the inspection stages.

Read our article, How to Ensure Your Building Work Meets Control Standards to find out more.

If the plans are approved, a building regulation notice of approval will be issued and work can begin. 

If the plans are rejected, the options are:

To make the suggested amendments and resubmit the plans. 

Ask for the decision to be reconsidered and the reason for the refusal giving firm evidence as to why you disagree.

If  the plans are still not approved after amendment or discussion you can appeal against the decision by contacting the Department for Communities and Local Government.

Inspectors often conduct site visits during the construction process, usually at pre-agreed inspection stages of the project. These inspections check that the work is being carried out in accordance with the approved plans and building regulations. 

While these inspections can be disruptive, they are essential to ensure compliance and prevent costly rework.

Find out more about the Building Control Inspection Service Plan.

Whoever is responsible for planning the project schedule (usually the project manager), should build in time for unexpected delays due to inspections. Submitting the correct documentation and plans previously can minimise these potential delays.

To make sure the Building Control inspection stages run smoothly, accurate and up-to-date records of the construction process should be easily accessible. 

Approval and Issuing of Certificates

Once the Inspector has thoroughly assessed the project and performed the relevant site inspections, including the final inspection, they will decide if the project is approved.

Approval is usually granted based on the following conforming to the building regulations:

Structure

Foundations

Ventilation

Damp proofing

Electrics 

Fire protection

Insulation

Drainage and plumbing 

Ventilation

The Inspector will verify that the ventilation system is correctly installed, operates efficiently, and provides adequate airflows..

Ventilation inspection includes:

Flow rates

Noise level

Air quality

Ductwork (is installed correctly, sealed, does not sag, is accessible for maintenance, etc.)

Once the project receives approval, the completion certificate can then be issued. This certificate should be held by the building owner. It is an important document – without an approval certificate, the value of the property, whether residential or commercial could decrease.

Good to know

EnviroVent offers an Approved Ventilation Installer scheme, accrediting contractors to install ventilation to the highest standards. By choosing an EnviroVent Approved Installer you have the peace of mind of working with a professional who will ensure your ventilation project meets the regulations of Approved Document F.

Passive House (Passivhaus) certification

Highly energy-efficient buildings, such as those adhering to the Passivhaus standard, may require additional certification to demonstrate compliance with specific performance criteria. 

The Passivhaus Institute certifies components used in the building method, including those for:

Construction systems

Ventilation systems

Building façades

Doors and windows

Drain water heat recovery

Heat pumps and systems

Air tightness systems

Sun protection systems

Several of EnviroVent's ventilation products have been certified for use in a Passivhaus property, ensuring the ultimate energy efficiency and user comfort.

Compliance with the building regulations and following the Building Control approval process is essential for responsible construction. This not only encompasses efficiency but also the health and safety of the building occupants.

First-time building control approval is time-saving, cost-efficient and demonstrates a degree of professionalism.

These tips can help you navigate the process smoothly:

Select a Competent Person for Building Control Applications

This person should possess a detailed level of knowledge and experience to interpret and apply building regulations accurately. They could be an architect, engineer, or building surveyor and will work closely with the project manager. 

Their role extends beyond just the submission of paperwork; they should provide ongoing advice and support to all stakeholders throughout the project. Ideally, this person will be following Continued Professional Development to further their career and gain a detailed insight into the Building Control approval process.

Liaise with Ventilation Specialists

Ventilation is often overlooked until late in the design phase, leading to costly rework or poor performance. Liaising with ventilation specialists such as EnviroVent early on is essential to integrate effective ventilation systems in the project from the outset. 

EnviroVent offers expert advice on system selection, design, and installation. Our free design service uses BIM-compliant Revit design software to interpret your drawings and provide an effective ventilation solution.

All you need to do is upload your drawings and you will receive:

Unit locations, duct runs, 2D and 3D exploded views

Technical data including flow rates and system performance

A detailed quotation proposal

A design in CAD or PDF format

Keep detailed project documentation

Creating and filing rigorous project documentation is vital to demonstrate compliance with building regulations during the Building Control approval process. This includes detailed drawings, specifications, calculations and test results.

For ventilation systems, specific documentation should cover airflow rates, required system pressures, heat recovery efficiency and ductwork checks.

Maintain effective communication with the building inspector

Open and proactive communication with the Building Inspector is essential to prevent delays and misunderstandings. Establishing a clear communication channel with the person responsible fosters a collaborative relationship. 

Regular updates on project progress, including ventilation system installation, can help address potential issues early on.

Find out more about working with your local council building control team.

Select certified products

Choosing certified products and adhering to recommended installation practices is fundamental to ensuring compliance.

Certified products undergo rigorous testing to meet specific standards, assuring quality and safety. Similarly, employing qualified installers who follow manufacturers' guidelines helps guarantee correct installation and optimal operation of both ventilation and other systems.

Use online resources and guidance documents

Refering to approved documents published by official bodies, such as the UK government's building regulations, and Approved Document F for ventilation ensures best practices are followed.

Address non-compliance issues promptly

Identifying and rectifying non-compliance issues immediately will prevent costly rework and delays. If you are faced with building inspectionobjections, engage in constructive dialogue to understand the requirements and establish appropriate solutions. 

A timely response demonstrates a commitment to compliance and can facilitate the Building Control approval process.

Be aware of regional variations

There can be differences in the various building and ventilation regulations between local authorities and indeed different parts of the UK. For example, in Wales, the FLO regulations (Approved Documents F, L and O) have different effective dates than in England. 

Construction companies and project managers must be aware of these regional variations to avoid any errors.

Effective navigation of the Building Control approval process is essential for the successful delivery of any construction project. By following the guidance outlined in this article, housebuilders and technical directors can streamline the process, reduce the risk of delays, and ensure compliance with the building regulations.

The key to this success is to take the initiative and prioritise early engagement with the Inspector. A competent person, detailed documentation, and open communication with the authority are fundamental to a smooth-running project. 

Ventilation is a critical element of the Building Control inspection stages. Ensuring adequate ventilation not only improves indoor air quality but also contributes to overall building performance and occupant well-being. By working closely with a ventilation specialist such as EnviroVent and following the relevant regulations, such as those outlined in Approved Document F, developers can create healthier and more sustainable buildings.

By adhering to these principles and seeking expert advice when necessary, constructors and building companies can confidently manage the Building Control approval process, delivering projects that meet regulatory requirements and exceed client expectations.

The glossary below is split into general building and ventilation terms to help you understand the terminology used.

Ventilation

Airflow Rates: Measurement of the flow of air through a ventilation unit or duct.

Air Changes per Hour (ACH): Air changes in relation to the volume of a room.

Axial Fan: The design of the fan impeller or blades used to move air.

Acoustics: Noise.

Air leakage: The rate at which air leaks from a building.

Air Permeability: The measurement of air leakage (ie (>) 5m³/(h.m²) at 50 Pa).

Approved Document: Building regulation document - Approved Document F relates to Ventilation.

Balanced System: Supply and Extract airflows match.

Building Regulations: A minimum standard for the design, construction and alteration of buildings.

Boost: High-speed fan mode.

Background Ventilation: A small ventilation opening designed to provide controllable whole-building ventilation.

Background Ventilator: Trickle vent

Condensation: The point at which air releases moisture.

Centrifugal Fan: A type of impeller designed to cope with high pressure.

Commissioning: A way of checking an installation and measuring the airflows of a system.

Combustion appliances: Appliances that utilise combustion fuels such as gas or oil

CO2: Carbon Dioxide - colourless odorless gas.

Damp: An indication/problem with a building fabric, often caused by moisture and building failure.

Dew Point: The point at which water is released by air.

Dwelling: A residence or place to live.

Dust mites: Microscopic mites that are found in household dust.

Extractor Fan: A unit designed to expel moist stale air from a room.

Equivalent area: The aerodynamic measurement of an opening.

EST: Energy Saving Trust

ERP: Energy Related Products - European energy efficiency ratings.

Fire stopping: A way of utilising products to prevent the spread of fire.

Filter: Used in some units to filter particle matter from the air.

Free area: Calculation of an open area of a ventilator or grill.

FAI: Fresh: Air intake - much like a trickle vent.

Grill: A vent used to aid air to or from a dwelling or room.

Humidity: Amount of moisture in the air.

Litres per Second: A measurement of air movement.

Live: The positive side of an electrical circuit.

Line: The positive side of an electrical circuit.

MVHR: Mechanical Ventilation with Heat Recovery - An energy-efficient ventilation unit designed to recover wasted energy.

MEV: Mechanical Extract Ventilation - A continuous running ventilation system.

Mould: A type of fungus that thrives in damp areas.

Noise Rating or NR: A measurement of noise.

NRVU: Non-Residential Ventilation Unit.

Positive Input Ventilation: A ventilation system that pushes air into a property to reduce humidity and contaminants.

Purge Ventilation: Facility to change air within a room at a rapid rate (i.e. open a window).

Resistance: Friction caused by ancillaries and components used in ventilation.

Radon: A harmful gas formed underground in rock.

RVU: Residential Ventilation Unit.

SAP: Standard Assessment Procedure, a software that regulates building efficiency.

SFP: Specific Fan Power, measured in watts per litre moved per second. 

System: Type of ventilation unit.

Switch Live: A live line that is controlled by a switch or sensor.

Trickle Vents: Background ventilators - normally fitted in windows.

Trickle: A low extract rate - normally known as whole dwelling ventilation rate.

Unit: A ventilation component consisting of electronics and a fan.

Ventilation: Replacement of moist stale air with fresh air.

Volt Free: A cable or contact with no voltage.

VOC: Volatile Organic compounds - colourless and odourless gas released from various household products.

Velocity: Speed of air through a duct or ventilation unit.

Whole-dwelling Ventilation: The continual ventilation rate within a dwelling.

Whole-dwelling extract Ventilation: A higher extraction rate of air to remove humid stale air.

Wireless: Radio-controlled operation of boost or fan speed.

Building Control

Accessibility: The ability to physically move around an area, whether you're young, old, less abled or physically encumbered.

AD: Approved Document 

AI: Approved Inspector: A company or individual authorised to carry out building control work in England and Wales.This is now known as a Registered Building Inspector.

Building Act 1984: The primary, enabling legislation that gives the government powers to make building regulations.

BC: Building control

BCB: Building control body – A legal enforcer of building regulations.

Building Regulations 2010: The Building Regulations set out what qualifies as 'building work', what types of buildings are exempt (such as temporary buildings), procedures that you must follow when starting, carrying out, and completing building work, and requirements for building design and construction. 

Building Notice: A building regulations application which doesn't require you to submit plans (like the Full Plans application) so it may be quicker to start building work. Work will be inspected as it progresses. 

CABE: Chartered Association of Building Engineers

CIOB: Chartered Institute Of Building

Completion certificate: Issued by inspectors once they are happy that the work meets building regulations. 

CPD: Continuing Professional Development. 

EPC: Energy Performance Certificate – Required for properties when constructed, sold or let. The EPC provides details on the property's energy performance and what you can do to improve it.

EPR: Energy Performance Report – An EPC which is not officially lodged in the Government's central database.

FMB: Federation of Master Builders

Full Plans application: A building control team will check and 'approve' the plans before work starts. 

HRRB: High-rise residential building

HSE: Health and Safety Executive 

JCA: Joint Competent Authority – Comprises of Local Authority Building Standards (LABS), fire and rescue authorities and the Health and Safety Executive (HSE) to oversee the management of safety risks in high-rise residential buildings (HRRB) across their entire life cycle.

NHBC: National House Building Council

Pressure Testing: Tests which detect uncontrolled air leakage within the external envelope of a dwelling. The process is required in England, Wales and Northern Ireland to comply with Building Regulations. 

RICS: Royal Institution of Chartered Surveyors – A professional body promoting and enforcing international standards in the valuation, management and development of land, real estate, construction and infrastructure.

SAP: Standard Assessment Procedure – Methodology used by the Government to assess and compare the energy and environmental performance of dwellings.

UPRN: Unique Property Reference Number – Each building in the UK is given one by the government.