Opt out Question

Jpmcg

So i've two questions that I'd appreciate any feedback on.

I've an old stone cottage and am applying for planning to build a new small home semi-attached to the existing building. I've a friend of a friend who is a working architect who has done up the drawings and is doing all the bits like putting it in the paper, site notice text etc. I'm a builder with lots of experience with most aspects of the build, and will be doing all the work myself except the electrical and some plumbing. I'm going for the Opt-out for the commencement notice and am a little confused on what that means exactly. The architect has told me I need to pay an engineer to do up structural drawings of the build and sign off on them. I'm wondering if I can just do up the drawings myself and skip paying an engineer for something I can do myself. The architect seemed to think i needed an engineer to sign off on the drawings, but I can't find that online anywhere. Any advice form anyone whose a builder whose gone through the opt -out process would be greatly appreciated.

The other thing is a minor thing where the last fella who owned the house had gotten planning for an extension which included registering the septic tank with the county. He just dropped the tank in the backyard and dug the leach field but never connected it or put the rocks/pipes in the leach field. I've just finished installing the leach field and was about to bury it all but now the architect says she thinks planning office will want a certificate from an engineering firm for the installation. I've done it properly etc but can't find any info online saying i absolutely need an engineer to sign off that i've done it properly.

any comments or advice much appreciated.

Dudda

If you have a mortgage and have drawdowns then you’ll need an engineer to sign off on the stage payments saying the work is complete. These forms have a line where you confirm it complies with building regulations. An architect won’t sign this (or shouldn’t) unless someone has designed and approved the steel and or foundations. An engineer won’t sign the form unless they’ve designed it.

When applying for planning permission if you don’t submit certs and/or a report showing the septic tank is built correctly and working then they’ll request this info as additional information. If they request it they’ll likely make you comply with current regulations. The septic tank and leach field you’ve just completed might comply with older less strict regulations depending on how old the previous planning application was. I’d be worried if the extension you’re proposing is larger then they could make you build a larger septic tank or percolation area. You definitely need someone to review this and get some paperwork for the planning application. 

Jpmcg

Thanks so much for the response. That makes sense with the septic tank. I'll have to get an engineer out to look at what I've done and hopefully give a cert for it.

We own the house outright luckily so no mortgage or bank to deal with. Do I need an engineer to do up and sign off on the sketches for the commencement notice? I've got some drafting experience and know how to look up regs and draw to that so would be comfortable doing it myself if that's a possi ility.

Again thanks for response!

Gumbo

So your a builder with lots of experience but have asked the internet why you need an engineer?

What have you built previously? Who certified it?

Who will put their name into the Building Designer tab on the BCMS when and if you get planning? This is a statutory role within The Building Control Act with responsibilities.

Jpmcg

I'm from the states originally so we generally just build to code and have inspections. Im from an amiss area so we have a long tradition and understanding of timber builds and really its an entirely different system. I've build several houses, and have over a decade of experience as a foreman in both ironwork and timber framing.

I guess my question is can I my own name into the building designer tab aor does that have to be an engineer/architect/surveyor. We have a friend who is an architect doing up the planning drawings so it's just the legal requirements In the commencement notice I'm confused about.

I guess like everyone right now I'm trying to figure out how to costs.

sprucemoose

https://www.boards.ie/discussion/comment/119166530#Comment_119166530

im a bit confused as to what exactly is happening here but your architect should be able to advise you

Jpmcg

I guess the basic question is do you need an engineer involved in the commencement notice to sign off on things. Or if you're competent to do a self build (with no bank involved or plans for a future sale) can you simply do the drawings yourself and set yourself as the designer.

Jpmcg

Just to finish up this threat i've since heard from several people that have opted out and assigned themselves as owner, builder and designer for commencement notice and have not had any issues getting approval. It has been a real challenge to get this information as lots of people online just respond immediately that you need an architect and engineer. Most of the info online is from architectural or engineering firms who clearly have a vested interest in pushing that understanding. Thanks for replies everyone. Now to get the latest building reg docs out and start sketching up the details

C. Eastwood

https://www.boards.ie/discussion/comment/119180620#Comment_119180620

Note:-

Opt Out Commencement Notice

In opting out of the requirements for statutory certification of S.I. 9 of 2014, you are making the decision to not have a Design Certifier certify the design of the building, and you are making the decision to not have an Assigned Certifier inspect and oversee the works. In addition, you will not be able to register a Certificate of Compliance on Completion with your Local Authority.