Commencement Notice

hurikane

I am wondering what I need to have in order before submitting my commencement notice.

Planning is for a one off house in a rural location.

So the commencement notice goes in with a €30 fee and the levy is due to the council, I understand the council will send an invoice for this after the commencement notice is submitted.

BCMS is also done and submitted with the commencement notice. What is required for this? Do I need the construction drawings and provisional BER?

If anyone can offer any guidance I would greatly appreciate.

Gumbo

hurikane wrote: »

I am wondering what I need to have in order before submitting my commencement notice.

Planning is for a one off house in a rural location.

So the commencement notice goes in with a €30 fee and the levy is due to the council, I understand the council will send an invoice for this after the commencement notice is submitted.

BCMS is also done and submitted with the commencement notice. What is required for this? Do I need the construction drawings and provisional BER?

If anyone can offer any guidance I would greatly appreciate.

Are you opting in or out of statutory certification?

hurikane

kceire wrote: »

Are you opting in or out of statutory certification?

Will be opting in. Have an assigned certifier

Gumbo

hurikane wrote: »

Will be opting in. Have an assigned certifier

Then he will do everything and prepare what is required.
Construction drawings.
Preliminary inspection plan.
All the signed documents.

You, as the building owner will need to register with the BCMS in order to,accept your role as home owner, as will the builder.

mjp

What's the cost of registering with BCMS for you the house owner? Will be following same route myself in few months with self build and will be opting out of AC if possible? Do I need to take out insurance for duration of the build as I will be playing role of contractor?

Gumbo

mjp wrote: »

What's the cost of registering with BCMS for you the house owner?

Free.

mjp wrote: »

Will be following same route myself in few months with self build and will be opting out of AC if possible? Do I need to take out insurance for duration of the build as I will be playing role of contractor?

Yes, you should have PI insurance to cover visitors to the site, or damage that you may cause to adjoining properties. I'm not 100% sure if standard home insurance covers yourself as a contractor doing the works.

Metric Tensor

There's special "self-build" insurance that covers the sub-contractors, etc - it's expensive!

PMBC

Is the Commencement Notice on BCMS in all local authorities. Can one do a trial run before the final 'click' just to see everything is prepared?

Gumbo

PMBC wrote: »

Is the Commencement Notice on BCMS in all local authorities. Can one do a trial run before the final 'click' just to see everything is prepared?

BCMS and online only.
You cannot lodge anything on paper anymore.

You can upload everything and check through it but you must be careful as you select the commencement date at the start, and if you take too long the 14 days notice reduces and the system invalidates the CN before you get to hit the submit button.

PMBC

Great help as usual kc and thanks

hurikane

If I have my construction drawings done and am using another architect as assigned certifier what is required from the 2nd architect to allow us get started? What needs to go in with the commencement notice?

Gumbo

hurikane wrote: »

If I have my construction drawings done and am using another architect as assigned certifier what is required from the 2nd architect to allow us get started? What needs to go in with the commencement notice?

You are opting in. Which one is acting as Assigned Certifier?
The other could act as design Certifier but probably no need to.

The AC will have everything else to upload with it.

hurikane

kceire wrote: »

You are opting in. Which one is acting as Assigned Certifier?
The other could act as design Certifier but probably no need to.

The AC will have everything else to upload with it.

Assigned certifier will be the second architect. First architect is too busy, hence the second.

Can you tell me what exactly the second architect will be doing as I've paid the first architect for the planning stage and now construction drawings? I want to get an idea of what they have to do and what's involved for them, if you could let know I would really appreciate it.

Thanks for the comments so far.

Gumbo

hurikane wrote: »

Assigned certifier will be the second architect. First architect is too busy, hence the second.

Can you tell me what exactly the second architect will be doing as I've paid the first architect for the planning stage and now construction drawings? I want to get an idea of what they have to do and what's involved for them, if you could let know I would really appreciate it.

Thanks for the comments so far.

Has the second architect not giving you a brief?
I can't really answer what they will be doing as I don't know exactly but they should be providing construction drawings, preliminary inspection plan. Inspecting periodically. Certifying on completion. They also have to sign a host of statutory documents before commencement and on completion and upload to BCMS. He/she also has to be a registered building surveyor, chartered engineer or registered architect.

Check out www.localgov.ie and go into the BCMS section. Your gona have to register anyway so you might as well have a look at it now.

hurikane

kceire wrote: »

Has the second architect not giving you a brief?
I can't really answer what they will be doing as I don't know exactly but they should be providing construction drawings, preliminary inspection plan. Inspecting periodically. Certifying on completion. They also have to sign a host of statutory documents before commencement and on completion and upload to BCMS. He/she also has to be a registered building surveyor, chartered engineer or registered architect.

Check out www.localgov.ie and go into the BCMS section. Your gona have to register anyway so you might as well have a look at it now.

No brief yet. 1st architect has done the construction drawings. I'll check out the BCMS section, thanks for the link.

Feeling a bit lost, have been let down by the 1st architect and haven't met with the second architect yet. Finance is in place and next step is to get the commencement notice in and get going. Thanks again

Thatsnicenow

mjp wrote: »

What's the cost of registering with BCMS for you the house owner? Will be following same route myself in few months with self build and will be opting out of AC if possible? Do I need to take out insurance for duration of the build as I will be playing role of contractor?

As far as I know the bcms is free

Yes you should take out insurance for self build. I got quotes ranging from 800 to 2000!

Gumbo

Thatsnicenow wrote: »

As far as I know the bcms is free

Yes you should take out insurance for self build. I got quotes ranging from 800 to 2000!

Already answered in post #6. BCMS is free to register of course.

ELBAOS

Is it not €30 to register my commencement notice?

Frequently Asked Questions for Commencement Notices

How much does a Commencement Notice cost?

The fee for a commencement notice is calculated as follows:

€30 per house (e.g. extension to dwelling, construction of new dwelling etc).

Gumbo

ELBAOS wrote: »

Is it not €30 to register my commencement notice?

Frequently Asked Questions for Commencement Notices

How much does a Commencement Notice cost?

The fee for a commencement notice is calculated as follows:

€30 per house (e.g. extension to dwelling, construction of new dwelling etc).

That's the fee for lodging a commencement notice. The OP asked about registration on the BCMS system, that's free to register on as a home owner, builder, design or assigned Certifier.

bemak

The contractor (presuming they are fulfilling the role of PSCS) will need to submit an AF2 form to the HSA as well

1houseplease

can any1 tell me after im granted permission how long do i have to wait before i can give commencement notice?
and then how long after giving this notice can i start? and is it ok not to actually start then?

Gumbo

1houseplease wrote: »

can any1 tell me after im granted permission how long do i have to wait before i can give commencement notice?
and then how long after giving this notice can i start? and is it ok not to actually start then?

Do you have your Decision to Grant or your Final Grant?

The process is normally :

Day 1 : Lodge planning.
5 weeks : remove site notice.
8 weeks : Get decision.
12 weeks : final Grant Issued (you need this to lodge a commencement Notice)

Lodge Commencement Notice through the BCMS System online giving the LA 2 weeks notice of your intention to start works. (you can give up to 4 weeks notice).

This assumes there are no conditions that require additional or compliance drawings to be sent in and agreed on.

1houseplease

thanks v. helpful!

currently have a decision to grant with conditions.
Do they hold back final grant until all compliance drawings are completed?

Gumbo

1houseplease wrote: »

thanks v. helpful!

currently have a decision to grant with conditions.
Do they hold back final grant until all compliance drawings are completed?

Generally no, they don't hold it back, you will get the final grant but the conditions state that they must be complied with prior to the commencement of works. Last thing you need to do is start and then the Planner wants a change based on what you submit for compliance!

Also, no point submitting a Commencement Notice as if you don't start within the 28 days, it expires and you have to re-lodge.

1houseplease

thanks v much for clarifying. great help!

Paul Kiernan

kceire wrote: »

Also, no point submitting a Commencement Notice as if you don't start within the 28 days, it expires and you have to re-lodge.

What constitutes a "start"? Can you just put up hoarding to close off site or turn over a few sods?

Gumbo

Paul Kiernan wrote: »

What constitutes a "start"? Can you just put up hoarding to close off site or turn over a few sods?

Nope. Works that effect the building regulations must commence.
Hoarding is exempt from building regulations, sod turning is also exempt from building regulations.

My opinion is that you will have to dig trenches and pour foundations at the very very least.

1houseplease

I think i will be opting out (don't see any need to opt in) Like an earlier poster i will be getting a second architect to sign off on build for the mortgage. I will have a building contractor to complete build. I have a completed pre construction BER report. Is there any reason why i can't do the commencement notice BCMS myself?

Gumbo

1houseplease wrote: »

I think i will be opting out (don't see any need to opt in) Like an earlier poster i will be getting a second architect to sign off on build for the mortgage. I will have a building contractor to complete build. I have a completed pre construction BER report. Is there any reason why i can't do the commencement notice BCMS myself?

Nope, no reason at all.
once you register, you assign yourself to all the roles and sign the declarations that you are opting out.

Download, fill in, sign, Scan and upload back to BCMS.

Once you are comfortable with the process you are fine, but pay attention to confirm that it is actually validated and you are ok to commence.

1houseplease

so im defo opting out, want to submit my commencement notice asap. have looked it up and felt comfortable in doing bcms myself.
My architect says i cant and that its a 800euro fee for him to complete...and that my drawings which are not on CAD-but are pdf. have to be converted into cad at a charge for the system...but it looks to me like it requires pdf submission.

any insight or experience i this? my only reason for using an architect was for the mortgage, not using the some one that did my planning application. 800normal when i thought i could do it myself? he states he will be entering building reg info i wouldnt know. but its all on the plan drawings and have ber compliance consult plan too

ELBAOS

1houseplease wrote: »

so im defo opting out, want to submit my commencement notice asap. have looked it up and felt comfortable in doing bcms myself.
My architect says i cant and that its a 800euro fee for him to complete...and that my drawings which are not on CAD-but are pdf. have to be converted into cad at a charge for the system...but it looks to me like it requires pdf submission.

any insight or experience i this? my only reason for using an architect was for the mortgage, not using the some one that did my planning application. 800normal when i thought i could do it myself? he states he will be entering building reg info i wouldnt know. but its all on the plan drawings and have ber compliance consult plan too

you can do it yourself I did mine! had no problems and I didn't even have CAD drawings just planning drawings with the spec info on them can pm you if you want

Gumbo

1houseplease wrote: »

so im defo opting out, want to submit my commencement notice asap. have looked it up and felt comfortable in doing bcms myself.
My architect says i cant and that its a 800euro fee for him to complete...and that my drawings which are not on CAD-but are pdf. have to be converted into cad at a charge for the system...but it looks to me like it requires pdf submission.

any insight or experience i this? my only reason for using an architect was for the mortgage, not using the some one that did my planning application. 800normal when i thought i could do it myself? he states he will be entering building reg info i wouldnt know. but its all on the plan drawings and have ber compliance consult plan too

BCMS only accepts PDF.
when you say doing it yourself, will you be accepting the role of designer or putting your architects name down anywhere in the bcms lodgement?

What drawings have the building reg compliance details on them? Who prepared these?

1houseplease

kceire wrote: »

BCMS only accepts PDF.
when you say doing it yourself, will you be accepting the role of designer or putting your architects name down anywhere in the bcms lodgement?

What drawings have the building reg compliance details on them? Who prepared these?

I will be putting in my details. Using plan that was used in planning application and pre construction BER report..

Arc solutions

I find this post difficult to fathom. Any simpleton can just tick a box and upload a few pdf drawings and say you are Opting out of bcms. This is a statutory requirement. Opting out does not allow you to disregard building regulations or planning regulations. If you do manage to complete project, without a mortgage as there is no way any bank will sign off on payment certs unless authorities by qualified person, there is no way you will get an opinion on compliance with building regs and possibly not with planning regs. Then you are left with a property you won't be able to sell or perhaps obtain a futrue loan using the property as collateral. I would speak to someone and get some professional advice. Penny wise and pound foolish comes to mind.

1houseplease

Arc solutions wrote: »

I find this post difficult to fathom. Any simpleton can just tick a box and upload a few pdf drawings and say you are Opting out of bcms. This is a statutory requirement. Opting out does not allow you to disregard building regulations or planning regulations. If you do manage to complete project, without a mortgage as there is no way any bank will sign off on payment certs unless authorities by qualified person, there is no way you will get an opinion on compliance with building regs and possibly not with planning regs. Then you are left with a property you won't be able to sell or perhaps obtain a futrue loan using the property as collateral. I would speak to someone and get some professional advice. Penny wise and pound foolish comes to mind.

What do you find difficult to fathom? There are a lot of people who are unsure on how to use this system. There is a lot of conflicting information out there especially coming from architects who also seem to be unsure on what is actually required to complete commencement notice when opting out. As a simpleton I did it myself and saved 1,000 euro. Why would I pay someone to do what I can do in a couple of hours? That was the whole point in this thread to see if anyone had any experience with this. I think most people are aware that opting in adds unessesary red tape and significant costs. No one said anything about disregarding building regulations or planning regulations. For the purpose of stage payments mortgate draw downs, an architect will still be required to sign off on the build confirming that the build conforms to these regulations. An assigned certifer is not required otherwise the option of opt out would not be available. If you are so knowledgeable on this topic i'm sure there are people here who would appreciate some advice and not a smart arse comment making little of process that is quite important.

Gumbo

1houseplease wrote: »

What do you find difficult to fathom? There are a lot of people who are unsure on how to use this system. There is a lot of conflicting information out there especially coming from architects who also seem to be unsure on what is actually required to complete commencement notice when opting out. As a simpleton I did it myself and saved 1,000 euro. Why would I pay someone to do what I can do in a couple of hours? That was the whole point in this thread to see if anyone had any experience with this. I think most people are aware that opting in adds unessesary red tape and significant costs. No one said anything about disregarding building regulations or planning regulations. For the purpose of stage payments mortgate draw downs, an architect will still be required to sign off on the build confirming that the build conforms to these regulations. An assigned certifer is not required otherwise the option of opt out would not be available. If you are so knowledgeable on this topic i'm sure there are people here who would appreciate some advice and not a smart arse comment making little of process that is quite important.

I don't think your architect was charging you €1k just for the simple
Admin process of completing the BCMS CN. I'd say they were quoting as Building Designer or similar.
The opt out is a 10 minute job (when your comfortable and understand the ins and outs of the system).

1houseplease

kceire wrote: »

I don't think your architect was charging you €1k just for the simple
Admin process of completing the BCMS CN. I'd say they were quoting as Building Designer or similar.
The opt out is a 10 minute job (when your comfortable and understand the ins and outs of the system).

Would like to think that but we had more than one conversation about it.. We were both very clear I was opting out so no need to quote as Building designer. I'd be more inclined to think that he feels there is far more work in it than is actually required, than him trying to pull a fast one. .