What to do after planning permission has been granted

Monfreid

Hello,
I'v been granted planning permission and now I'm a bit confused by the new regulation

I know that the owner needs to "hire" the following : design certifier, assigned certifier and builder

My plans have been done by an Architec and planning has been granted so for sure they are complaint with the Building Regulations. Why do I havbe to pay someone else to confirm that it's ok. I've asked someone and they charge 4200 excluding VAT for this. IT seems to be a lot of paper work bu

My architect is working a lot in the UK so I can't rely on him to be the assigned certifier as he can't really be there when I need him to check the work that has been done

Also, who can provide a tender package? My architect is supposed to be the person for this but he wants me to get a mortgage first but the bank is asking for a quote prior to apply for a mortgage...

Any suggestions/advises would be much appreciated.

Thank you very much

Monfreid

DOCARCH

Monfreid wrote: »

My plans have been done by an Architect and planning has been granted so for sure they are complaint with the Building Regulations.

No! Planning has nothing to do with Building Regulations. Just because you got planning permission does not mean that your design complies with Building Regulations.

Monfreid

ok, thanks for the clarification. 4200 eur exluding VAT sounds expensive or average for this type of service?
the Assigned certifier could be someone else then the architect?

Thank you

DOCARCH

Monfreid wrote: »

4200 eur exluding VAT sounds expensive or average for this type of service?

For what (exactly)?

Very simplistically...

First, you will need somebody to prepare construction drawings and specifications, in the main, for tender, but also to demonstrate compliance with the Building Regulations (Parts A to M). The Design Certifier 'signs off' on these, i.e. that the 'design' is in compliance with the Building Regulations.

Then, for the actual build, you will need an Assigned Certifier to inspect the works during construction, generally ensure the works are being built in accordance with the construction drawings (i.e. the design 'signed off' by the Design Certifier) and 'sign off' on that the build is in compliance with the Building Regulations (Parts A to M).

If you got all the above for E 4,200 + VAT, you'd be doing very well!

Monfreid

For E 4200+VAT, I get "All drawings/details and certification for the structural work necessary to comply with the new building regulations".

So if I undertand well, all this paper work done by the Design Certifier can be used for Tender?

This does not include the Assigned Certifier job. Ideally, I would like someone else than my Architect to do this.


Thank you

DOCARCH

Monfreid wrote: »

So if I undertand well, all this paper work done by the Design Certifier can be used for Tender?

In theory, yes, but you'd want to make sure/clarify this with them. There is no set standard.

Is you architect doing this for you?

Monfreid

My architect won't do a Tender Package unless I have a mortgage approved and the bank needs a quote to proceed with mortgage approval. So the onluy thing I can do is to ask for a quoe myself directly to a builder but I've been told that a tender package is way better because it includes everything. My architect knows builder but won't be me names just for a quote ...instead he told me to get quotes and then come back to him and they will make a better offer ... sounds strange. Also, at the time of starting making the plans for me (late 2013), he told me that the cost of building was 70-80 eur but it seems that it's muych higher than that ... I'm now afraid that I won't be able to afford this house. I want to know first how much it's going to cost and it's difficult to get an answer, even an estimate. I don't want to start building and realize that I can't fnish the house, I'd better buy a house already built.

DOCARCH

Monfreid wrote: »

... sounds strange.

It does!

Maybe, best bet is to get a local quantity surveyor (I say local as they will be more familiar with rates in your area) to do a budget costing for you. This would give you an idea of where you are heading, in terms of cost, and should also satisfy the bank, even if only to give you mortgage approval in principal.

With regard to getting a builder to quote, it's a bit chicken and egg, you will only get a realistic quote from a builder if there is sufficient detail for a builder to base his quote on.

Strolling Bones

Next step - QS.
Skip it at you peril.
If you have to re apply for smaller house that you can actually afford - better to find that out now and not when you are half way through a build

RORY O CONNOR

Your next streps are:

Get a QS to price how much the build will cost-how else will you know if a builder is charging you too much. If you are self building then still get a QS and divide the job into 5 stages:

Foundations up to ground floor slab-finished.
Walls to wall plate.
Roof, windows, doors, upper flooring
First fix plumbing, electrics, carpentry.
Second fix carpentry, plumbing and electrics.

Finish-fit out, paint and landscaping

You may need an engineer to design and specify structural works-€1000
You will need a preliminary BER cert for the commencement notice stage.
You will need an assigned certifier-this might be the engineer who did the structure for you.

Before you start you need to submit the commencement notice-your AC will do this for you.

Dont forget your development levies to the council will need to be paid too.

Monfreid

thank you all, I will get in touch with a local QS today