BCMS Commencement notice.

Hedgecutter · 22-07-2015 5:42pm #1

Hi. Building a garage myself at the moment and forget to do the notice of commencement notice.

Any advice one what to do. Roof started.

Gumbo · 22-07-2015 6:31pm

Hedgecutter wrote: »

Hi. Building a garage myself at the moment and forget to do the notice of commencement notice.

Any advice one what to do. Roof started.

Employ a good solicitor. You need legal advice here as there is no retrospective way to comply with the Building Control Act with regards to a Commencement Notice.

sydthebeat · 22-07-2015 6:35pm

What size garage? It may not have to comply with building regs so can be completely exempt from building control.

Also, garages aren't covered in bcars So as far as I know you can still complete the 'short form' commencement notice by hand and hand into your local authority, if the size is not exempt.

Hedgecutter · 22-07-2015 6:55pm

sydthebeat wrote: »

What size garage? It may not have to comply with building regs so can be completely exempt from building control.

Also, garages aren't covered in bcars So as far as I know you can still complete the 'short form' commencement notice by hand and hand into your local authority, if the size is not exempt.

6m x 9m

sydthebeat · 22-07-2015 7:04pm

Over the exmpted size.

See if your local authority has hard copy short form commencement notice and if they accept them over the counter.

Gumbo · 22-07-2015 7:31pm

sydthebeat wrote: »

Over the exmpted size.

See if your local authority has hard copy short form commencement notice and if they accept them over the counter.

But the OP is at roof level, how can he give 14 days notice of commencement of works?

Also, DCC have ceased accepting short forms over the counter now afaik

BryanF · 22-07-2015 8:16pm

kceire wrote: »

But the OP is at roof level, how can he give 14 days notice of commencement of works?

Also, DCC have ceased accepting short forms over the counter now afaik

Better late than never?

Strolling Bones · 22-07-2015 8:36pm

BryanF wrote: »

Better late than never?

If the LA suspect works are started they will not accept a CN

Hedgecutter · 22-07-2015 8:41pm

Strolling Bones wrote: »

If the LA suspect works are started they will not accept a CN

I'm in county limerick. Out in the country side, would it be worth giving my councillor a call.

Poor Uncle Tom · 22-07-2015 9:20pm

Hedgecutter wrote: »

I'm in county limerick. Out in the country side, would it be worth giving my councillor a call.

Not unless s/he is also the Building Control Officer......

Gumbo · 22-07-2015 11:05pm

BryanF wrote: »

Better late than never?

Always worth a shot

Strolling Bones wrote: »

If the LA suspect works are started they will not accept a CN

True.

Hedgecutter wrote: »

I'm in county limerick. Out in the country side, would it be worth giving my councillor a call.

Your councillor cannot over rule the Building Control Act.

I'd run with BryanF's post and make the lodgement.
If it was 'another LA', you may have got a sympathetic BCO who you could talk to but Limerick is a long way away I'm afraid!

Hedgecutter · 23-07-2015 7:53am

kceire wrote: »

Always worth a shot

True.

Your councillor cannot over rule the Building Control Act.

I'd run with BryanF's post and make the lodgement.
If it was 'another LA', you may have got a sympathetic BCO who you could talk to but Limerick is a long way away I'm afraid!

Are the BCO based locally ? Could i talk directly or should I just submit it.

Strolling Bones · 23-07-2015 8:24am

Hedgecutter wrote: »

Could i talk directly or should I just submit it.

If you simply lodge it and hope for the best i.e. that the CN is processed and you obtain a CN number then you have a result.

If you you speak to a BCO , well that is like asking a Gard if it is ok by him for you to drive home drunk.....

ht9zni1gs28crp · 23-07-2015 8:33am

Lodge it and shut your eyes for 14 days!

Troy2013 · 23-07-2015 9:51am

You can't legally rectify the problem with the commencement notice. But, if you lodge it a.s.a.p. and it's accepted then no-one will really question the timeline in a few years.

893bet · 23-07-2015 9:56am

If you lodge and there is a council contribution to be paid, pay it immediately! Don't draw any negative attention. Chances are it will sale through.

DOCARCH · 23-07-2015 10:03am

Strolling Bones wrote: »

If you simply lodge it and hope for the best i.e. that the CN is processed and you obtain a CN number then you have a result.

I'd agree with the above.

Strolling Bones wrote: »

If you you speak to a BCO , well that is like asking a Gard if it is ok by him for you to drive home drunk.....

I'd agree with the above too. If you ask/discuss, you are not going to get the answer you want! All you will be told is that the CN should have been lodged prior to work starting and that it will not be accepted now.

Hedgecutter · 23-07-2015 6:11pm

Is it still no more then 14 days no less the 28 to start project?

DOCARCH · 23-07-2015 6:47pm

Hedgecutter wrote: »

Is it still no more then 14 days no less the 28 to start project?

Yes.

Hedgecutter · 23-07-2015 7:42pm

Schedule of plans,
Calculations,
Specifications and particulars

Inspection plan,
Inspection notification framework.

I need one from each column to finalise things. Are they official documents or can I put them together.

Gumbo · 23-07-2015 9:32pm

Hedgecutter wrote: »

Schedule of plans,
Calculations,
Specifications and particulars

Inspection plan,
Inspection notification framework.

I need one from each column to finalise things. Are they official documents or can I put them together.

Your Assigned Certifer will have to put these items together. Assuming it's over 40 Sq. M then the assigned Certifer has to be a Chartered Engineer, Registered Architect or Charetred Building Surveyor.

Have you appointed an Assigned Certifier and Design Certifer?

Hedgecutter · 23-07-2015 10:22pm

No. I'm building it myself. No one else involved. I did the plans myself.

Gumbo · 23-07-2015 11:31pm

Hedgecutter wrote: »

No. I'm building it myself. No one else involved. I did the plans myself.

Maybe I'm missing something here, but you are aware of the Building Control Amendment Regulations introduced March 1st 2014?

You need to appoint an AC.

sydthebeat · 24-07-2015 12:16am

You are building a garage (I'm assuming a domestic garage)

You do not need to submit any of that list of information you have above, not do you need to engage an assigned certifier etc.

You need to fill out the "short form" commencement notice.

Gumbo · 24-07-2015 12:38am

sydthebeat wrote: »

You are building a garage (I'm assuming a domestic garage)

You do not need to submit any of that list of information you have above, not do you need to engage an assigned certifier etc.

You need to fill out the "short form" commencement notice.

I just completely overlooked this. I just seen 9x6 and thought extension.

OP, is the garage connected to the house or stand alone?

Hedgecutter · 24-07-2015 9:39am

kceire wrote: »

I just completely overlooked this. I just seen 9x6 and thought extension.

OP, is the garage connected to the house or stand alone?

Stand alone guys.

Is the short form to be completed online?

BryanF · 24-07-2015 10:38am

Hedgecutter wrote: »

Stand alone guys.

Is the short form to be completed online?

Ring the local authority building control dept they will direct you to the short form or email you a copy

Gumbo · 24-07-2015 11:23am

Hedgecutter wrote: »

Stand alone guys.

Is the short form to be completed online?

Yes, go to www.localgov.ie
BCMS Section
Log in and start.

You may need to download some forms, sign them and rescan them back into the BCMS system.

Hedgecutter · 24-07-2015 11:41am

kceire wrote: »

Yes, go to www.localgov.ie
BCMS Section
Log in and start.

You may need to download some forms, sign them and rescan them back into the BCMS system.

Yes that's what I have done but for the last section I need what I posted above.
Not sure but I don't think you need this in the short notice.

Gumbo · 24-07-2015 11:46am

Hedgecutter wrote: »

Yes that's what I have done but for the last section I need what I posted above.
Not sure but I don't think you need this in the short notice.

Short notice requires no additional forms.

If you want to
Pm me the submission number i'll check it out for you and see whats outstanding.

Hedgecutter · 25-07-2015 8:35am

Is this the commencement notice I need, "Commencement notice without Documentation"

DOCARCH · 25-07-2015 8:51am

Hedgecutter wrote: »

Is this the commencement notice I need, "Commencement notice without Documentation"

Yes

Hedgecutter · 31-07-2015 2:21pm

Trying to submit my notice without doc at the moment. keeps saying the is a problem processing my payment, Could I have filled out the forms incorrect, would this stop payment?

Gumbo · 31-07-2015 2:44pm

Hedgecutter wrote: »

Trying to submit my notice without doc at the moment. keeps saying the is a problem processing my payment, Could I have filled out the forms incorrect, would this stop payment?

possible. as i mentioned earlier, send me the submission number and ill check what the system is saying.

either that or the wife is in Karen Millen heating up your Credit Card

Hedgecutter · 31-07-2015 3:08pm

kceire wrote: »

possible. as i mentioned earlier, send me the submission number and ill check what the system is saying.

either that or the wife is in Karne Millen heating up your Credit Card

Very possible card red hot, PM sent

Giant1o52 · 08-10-2021 4:55pm

Hi bought old cottage to do up and add 60 sq.mtrs extension.

Got planning permission and proceeded to do the construction.Completed and now sale agreed but only to discover I had no commencement notice submitted.I googled everything and no answers.Is there any way out of predicament. I needed cert of compliance to complete the sale.

Thanks R.

DOCARCH · 08-10-2021 6:32pm

https://www.boards.ie/discussion/comment/117994092#Comment_117994092

When was the extension constructed? Should it have been under 'full' BCAR?

By the way, there is no means/mechanism to submit a retrospective commencement notice!

Giant1o52 · 08-10-2021 8:24pm

Over the last 3 years

Giant1o52 · 08-10-2021 8:27pm

Is a cert of "opinion for compliance" adequate for sale of the cottage.can I get a professional to check out the house for building control regs

sydthebeat · 08-10-2021 8:31pm

https://www.boards.ie/discussion/comment/117994958#Comment_117994958

Not "building control regs".... You've missed the boat on that one.

But you should be able to get someone to give you an opinion on compliance with planning permission and building regulations.

Giant1o52 · 08-10-2021 11:59pm

I was told that I could get a "Letter of Comfort" from my Architect which is a visual inspection of the extension only.I think it's the same as" opinion on compliance".The purchaser might accept this.

R.

DOCARCH · 09-10-2021 6:27am

https://www.boards.ie/discussion/comment/117996079#Comment_117996079

Was your architect involved in the construction? Either way you should be able to obtain an opinion on compliance with planning permission with building regulations from your architect or other professional (such as engineer or building surveyor).

What you cannot do is correct or regularise the lack of a commencement notice.

Really not sure what implications that has for that sale process given that your extension is in excess of 40 m.sq. and BCAR applies? Some solicitors would overlook and others may not?

Giant1o52 · 09-10-2021 9:29am

Thanks R

I wonder (tounge in cheek) if I was to apply for commencement on BCMS. as an unfinished building and and maybe minimise the lack of the "offence" They might give a cert for the remaining portion of work but not the existing work completed.

Gumbo · 12-10-2021 10:03pm

https://www.boards.ie/discussion/comment/117996566#Comment_117996566

When did you get planning?

what if they inspect?

you would also be relying on a professional to lie.

Giant1o52 · 13-10-2021 7:49pm

Yes your correct I would not want that. I Googled" Property Health Check " company and I think they can give Opinion on Compliance cert which may suffice.And hopefully the buyers solicitor will advise the client to go with it.

Thanks for your input

BCMS Commencement notice.

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