Building control charges

Depending on the building work you are doing, you may be charged a standard rate or an individually determined charge.

There are three ways of applying for building regulation approval:

Full plans application

Detailed plans and specification notes are deposited with the Council for assessment. This
should be well in advance of when work is to start on site. For domestic applications, one
set of plans and details are necessary. For designated use/commercial applications, two
sets of plans and details are necessary as for the purpose of Fire Consultation.
Your submitted plans and specification will be checked by one of our Building Control
Officers to ensure compliance with the Building Regulations. If they do comply, your
application will be issued with an Approval Notice. If you choose either not to amend your
plans or submit revised plans, unfortunately your application will be issued with a Rejection
Notice.

Works on site will be inspected at various stages by a surveyor. From deposit of application,
the Full Plans application usually takes 5 weeks but you can request an extension of up to
8 weeks.

The full plans application is paid for in two parts – a Plan fee and an Inspection fee. VAT is
charged for this type of application.

Plan Fee

This is payable after you have completed a full plans application, and covers our costs in
administering the application and checking your plans and specifications.

Inspection Fee

This is payable after the first inspection has been made on a full plans application. The
cost covers surveyors visiting the site, inspecting the work and issuing a completion
certificate.

Building Notice application

The Building Notice procedure does not initially require any detailed plans (only a
location/block plan to a scale of not less than 1:1250).

Building Notice applications are only suitable for domestic works, and only get
accepted, not approved. If additional information is felt to be necessary throughout the
project, we can request it at any time, i.e. structural calculations. Once you have given
your building notice, you can start work and it can be inspected within 48 hours of
notification of commencement of works on site. The fee is payable when the building notice is given to us. This charge covers site inspections, any design checking and issuing a completion certificate. VAT is charged for this type of application.

Regularisation application (Unauthorised building work application)

This procedure can enable retrospective Building Regulation approval to be gained for any
building work undertaken without approval on or after 11th November 1985. The Regularisation procedure allows the Local Authority to assess any building works that have
been carried out and completed without the submission of plans or giving of statutory
notice of inspections.

Once the works have been assessed and any necessary remedial works carried out, a
Certificate of Regularisation will be issued.

This procedure does not replace the enforcement powers already available to the Local
Authority and does not provide a short cut for those who fail to follow correct procedures.
You must submit the following with your application:

  • Completed Regularisation application form.
  • Appropriate fee. Please see charges schedule below or speak to us.
  • A plan of the unauthorised work, to a recognised scale unless the works are of a minor
    nature.
  • A plan showing any additional work required; showing that the unauthorised work
    complies with the Building Regulations in place at the time of construction.
  • Additional details may be requested, such as calculations to justify structural
    members, thermal performance of the building or other requirements of the
    Regulations.

The fee is due on submission of a regularisation application. The charge covers all
administration, site checks and inspections. VAT does not apply.

Exemption to fees

Fees are not payable when work is carried out to buildings which have specific facilities
added to support disabled people.

Individual

If you’re proposed building work that does not fit into the standard charges below, we can
provide you with a quote for an individual fee – please submit the request for a quote using
the online form below.

Demolition

If you plan to demolish a building, or a part of a building, then you must provide us with a
demolition notice at least six weeks before you do so unless it is:

  • the result of a demolition order issued by the council,
  • an internal part of an occupied building that will continue to be occupied,
  • a building less than 50m3 externally measured,
  • a greenhouse, conservatory, shed or prefabricated garage even if it is part of a larger building,
  • an agricultural building which is not adjacent to another building.
    Schedule of Charges and Advice November 2022 Edition

If you fail to submit the appropriate notice you will be fined.

Some demolition also requires prior approval and conservation area consent. If the building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990, you will also need Listed Building Consent before starting work.

We need to know:

  • what is being demolished
  • who is doing the demolition
  • who owns the building
  • the details of the person arranging the demolition.
  • we also need a location plan of the building or structure (1:1250 scale preferred), showing the area where the work is being done.
  • Payment of £264 + VAT.

Archived building regulation cases

Requests to re-open archived Building Regulation files which have not been visited for three years or more will be subject to a supplementary fee of £75. Where building work is delayed or halted a year or more after the Building Regulation Application was first submitted to the Local Authority, this may result in Building Control work that often exceeds the original application fee charged, and in these circumstances, the Council may charge a supplementary fee to recover these additional costs. The additional charge will be based on the hourly rate charge as detailed in the scheme for recovery of Building Regulation Charges and Associated matters.

Standard charges

These standard charges have been set by the Council on the basis that the building work
does not consist of, or include, innovative or high risk construction techniques and/ or the
duration of the building work from commencement to completion does not exceed 12
months.

The charges have also been set on the basis of that the design and building work is
undertaken by a person or company that is competent to carry out this type of work. If not,
the works may incur a supplementary charge.

Refunds

Where an application is withdrawn or cancelled there is a standard charge of £75 to cover
Building Control administration time. Where a plan has been checked for compliance with
the Building Regulations, there will be no refund of the Plan Fee.

Where works have started on site with at least one site inspection carried out there will be
a further charge for the administration, the time and expenses of the Surveyor to check
the plans and carry out site inspections. If more than one site inspection has been carried
out, there will be no refund of the Inspection Fee.

Any refund must be agreed and authorised and may take up to 4 weeks to be processed.

Schedule 1

Standard charges for new dwellings or conversions to a new dwelling (not over 300m2)

Number of dwellingsFull plan feeInspection feeBuilding noticeRegularisation charge
1£360£540£900£1,100
2£552£828£1,380£1,600
3£576£864£1,440£1,800

VAT included above but not applicable for regularisation.

You should contact us if:

  • the development consists of four or more dwellings
  • there is a similarity of house types
  • the dwelling has a floor area over 300m2
  • the dwelling has more than three floors above ground level
  • the work consists of a conversion into a dwelling or dwellings

Schedule 2

Standard charge for domestic extensions, detached garage, loft/garage conversion to a single dwelling

DescriptionFull planInspection feeBuilding notice chargeRegularisation charge (no VAT)
Extension under 10m2£240£360£600£750
Extension 10m2 – 40m2£288£432£720£900
Extension 40m2 – 60m2£336£504£840£1,100
Erection or
extension of a
detached or
attached garage or
carport to be used
in common with an
existing building
£192£288£480£600
Extension or
alteration to a loft
to create one or
more rooms not
exceeding 50 m2.
£312£468£780£950
Conversion of a
single garage for
habitable use (single
garage with an
estimated cost of
works not exceeding
£10,000).
£192£288£480£600

VAT included above but not applicable for regularisation.

Schedule 3

Standard charge for domestic alterations. If more than one item from this list, the work must be done under Schedule 4.

Window replacement, installation of lintels, electrical works, renovation of thermal elements and structural alterations

DescriptionFull planInspection feeBuilding notice chargeRegularisation charge (no VAT)
Window replacement –
up to 10 windows in a
single dwelling *
£60.48£70.72£151.20£189
Window replacement –
10 to 20 windows in a
single dwelling *
£70.56£105.84£176.40£220.50
Any electrical work
other than rewiring of
a dwelling (not
schedule 2 works) *
£153.60£230.40£384£470
Rewiring or new
installation in a
dwelling (not schedule
2 works) *
£168£272£420£530
Renovation of a
thermal element in a
single dwelling (works
not exceeding £5000)
£45.60£68.40£114£145
Structural alterations
(e.g. new steel beams,
chimney breast
removal)
£72£108£180£230
Partial or complete
underpinning of a
domestic building up
to a maximum value of
£25,000.
£192£288£480£500
DescriptionFull Plan
Inspection fee
Building notice charge
Regularisation charge (no VAT
Installation of lintels
over existing openings
£60 for up to 10 lintels£90 for up to 20 lintels.

VAT included above but not applicable for regularisation.

  • not covered by the competent persons scheme

Schedule 4

Standard charge for all other domestic work not covered by schedules 2 and 3

DescriptionFull planInspection feeBuilding notice chargeRegularisation charge (no VAT)
up to £5,000£120£180£300£375
£5,001 to £10,000£211.20£316.80£528£660
£10,001 to £20,000£331.40£496.80£828£1,035
£20,001 to £30,000£374.40£561.60£936£1,170
£30,001 to £40,000£412.80£619.20£1,032£1,290
£40,001 to £50,000£465.60£698.40£1,164£1,455

VAT included above but not applicable for regularisation.

Electrical works

An additional £350 (including VAT) will be charged for any electrical work carried out not using an appropriately qualified/Part P registered electrician while carrying out other building work.

Schedule 5

Standard charge for all other domestic work not covered by schedules 2 and 3

Assembly, Institutional, Recreational or Other Residential
DescriptionFull planInspection feeRegularisation charge (no VAT)
Erection or extension of
building with a total
floor area not
exceeding 40m2
£180£420£625
Erection or extension of
building when the total
floor area exceeds
40m2 but does not
exceed 100m2
£240£480£750
Erection or extension of
building when the total
floor area exceeds
100m2 but does not
exceed 200m2
£300£600£938
Industrial, Storage or Office
DescriptionFull planInspection feeRegularisation charge (no VAT)
Erection or extension of
building with a total
floor area not
exceeding 40m2
£180£360£563
Erection or extension of
building the total floor
area of which exceeds
40m2 but does not
exceed 100m2
£240£480£750
Erection or extension of
building the total floor
area of which exceeds
100m2 but does not
exceed 200m2
£300£600£938
New Shop Front
DescriptionFull planInspection feeRegularisation charge (no VAT)
New Shop front up to a
maximum of 20m in
length.
£216£384£625
Insertion of replacement double glazed windows or glazed doors.
DescriptionFull planInspection feeRegularisation charge (no VAT)
New windows/doors in
an existing building
other than as part of an
extension or erection of
a new building up to a
maximum of 20
windows.
£180
Plan &
Inspection
Fee
Combined
£188
Mezzanine Floors
DescriptionFull planInspection feeRegularisation charge (no VAT)
Installation of a
mezzanine floor up to
100m2
£216£384£625
Office or Shop
DescriptionFull planInspection feeRegularisation charge (no VAT)
Fit out of an Office or
Shop up to floor area
250m2
£300£600£938
Alterations not described elsewhere
DescriptionFull planInspection chargeRegularisation charge (no VAT)
structural alterations
and installation of
controlled fittings up to
£5000 in value.
£180£300£500
structural alterations
and installation of
controlled fittings
between £5,000 and
£25,000 in value.
£240£360£625
structural alterations
and installation of
controlled fittings
between £25,000 and
£100,000 in value.
£360£780£1,188
structural alterations
and installation of
controlled fittings
between £100,000 and
£200,000 in value.
£480£900£1,438

VAT included above but not applicable for regularisation.

Contact us

You should contact us for a quote if:

  • the development consists of two or more buildings
  • the building works has a value of over £200,000 or more
  • the building has more than three floors above ground level
  • the work consists of a conversion into other types of use (Material Change of Use).

Email: Building.control@reading.gov.uk
Tel: 01189 372449 (9.00 till 1.00 Monday to Friday)