Building Control: Local Authority vs Approved Inspector — Differences & Process

Quick Answer: Building control can be carried out by either a Local Authority Building Control (LABC) body or a Registered Building Inspector (formerly Approved Inspector) working for a registered building control approver. Since the Building Safety Act 2022 (fully implemented October 2023), the "Approved Inspector" title has been replaced with "Registered Building Control Approver (RBCA)" operating under the Building Safety Regulator. For most domestic work, the choice is LABC or a private sector RBCA — both can sign off the work, but cost, speed, and local knowledge differ.

Summary

Building control is the statutory oversight of construction to ensure buildings comply with the Building Regulations. Historically there were two parallel routes: Local Authority Building Control (LABC), which has existed since 1985, and Approved Inspectors (AI), introduced under the Building Act 1984 to provide competition and faster service. The Building Safety Act 2022 fundamentally restructured the Approved Inspector system — all AIs had to re-register as Registered Building Control Approvers (RBCAs) by April 2024 and all Registered Building Inspectors (RBIs) must now meet competency requirements.

For practical purposes, tradespeople (particularly builders, developers, and contractors) need to understand:

  1. Which projects require formal building control (as opposed to self-certification by a competent person scheme)
  2. How to submit applications — Building Notice vs Full Plans vs Regularisation
  3. How to choose between LABC and a private RBCA
  4. What inspections are typically required and how to request them

The Building Safety Act 2022 also created a new category — Higher-Risk Buildings (HRBs) — which are buildings of seven stories or more (or 18m+ in height) occupied as dwellings. These can only be overseen by the Building Safety Regulator directly, not by LABC or private RBCAs. For domestic tradespeople, HRB work is rarely encountered, but awareness of this distinction is important.

Key Facts

Quick Reference Table

Need to quote compliant work? squote includes relevant regulations in your quotes.

Try squote free →
Route Administered By Plan Check Speed Best For Regularisation?
Competent Person Self-Cert Trade scheme (Gas Safe, NICEIC, etc.) No Fastest Specialist works within scheme scope N/A
Building Notice (LABC) Local Authority No pre-check Fast to start Small domestic works; straightforward jobs Yes (LABC only)
Full Plans (LABC) Local Authority Yes — statutory 5 weeks or 8 weeks extended Slower to start; plan certainty Extensions, new builds, complex works N/A
Full Plans (RBCA) Private sector Yes Often faster; commercial flexibility Commercial; large residential; high-end domestic No
Regularisation (LABC) Local Authority Retrospective assessment Varies Unpermitted historic works N/A
HRB Gateway (BSR) Building Safety Regulator Yes — Gateway 2 before work Slower (statutory timeline) Residential 7+ stories N/A

Detailed Guidance

Local Authority Building Control (LABC): How It Works

LABC is the traditional public sector route. Each local authority (district or borough council in England; similar in Wales and Scotland) has a building control team. Fees are set by a government fee structure for domestic work, which means they are broadly consistent and predictable.

Advantages of LABC:

Disadvantages of LABC:

Registered Building Control Approvers (RBCAs): How They Differ

Before the Building Safety Act 2022, Approved Inspectors (AIs) were individually registered. Since April 2024, all building control companies providing building control services must be registered as RBCAs with the Building Safety Regulator, and all individual inspectors working for them must be Registered Building Inspectors (RBIs) with demonstrated competency.

Advantages of RBCA:

Disadvantages of RBCA:

How to find a RBCA: The Building Safety Regulator maintains a public register of RBCAs. Previously the AI register was maintained by CICAIR — this has transferred to BSR.

Submission Routes: Building Notice vs Full Plans

Building Notice: A Building Notice is a simple statutory notice submitted to the LABC (not available through RBCAs for domestic). No plans are required in advance — the notice informs the LA that work is starting. An inspector then carries out inspections at key stages.

Full Plans: Full Plans involve submitting detailed drawings and specifications before work starts. The LABC (or RBCA) checks the plans and either:

Plans approval gives certainty before work starts — known as a "conditional approval" (conditions may require further information). If plans are approved, you have legal certainty that the design complies; if an inspector later finds a compliance issue, this is a defect in the inspection, not a liability for the applicant.

Best practice for extensions, new builds, and anything complex: use Full Plans, engage a structural engineer where required, and get plan approval before breaking ground.

Regularisation: Regularisation is the retrospective building control route for works completed without building control approval. Available only through LABC, not private RBCAs. The applicant submits drawings of works as built; an inspector assesses the works (which may require opening up); and if compliant, a Regularisation Certificate is issued.

Regularisation certificates are accepted by conveyancing solicitors as evidence of compliance for unpermitted historic works. Costs are typically 1.5× the standard fee. There is no limitation period — works done without building control 20 years ago can still be regularised.

Inspection Stages: What to Notify and When

After submission (and commencement of work), the following inspection stages are typically required:

  1. Commencement — notify BC body at least 2 working days before work starts
  2. Excavations — before concrete is poured (foundations must be inspected in the trench)
  3. Foundations — before backfilling
  4. Oversite — before concrete slab is poured
  5. Damp-proof course — before structure above DPC
  6. Drains — before backfilling drainage trenches (pressure test)
  7. Structural frame — at key stages (intermediate floor, roof structure)
  8. Insulation — before boarding or covering
  9. Completion — when all work is complete; required for Completion Certificate

Not all stages apply to all projects — a loft conversion skips foundations/drains stages, for example. Check the specific stage list with your BC body at submission.

Scotland, Wales, and Northern Ireland

Building control is devolved:

Always clarify which jurisdiction applies to the project; the regulatory framework differs.

Frequently Asked Questions

Do I need building control for every extension?

Any building operation that is "development" under the Town and Country Planning Act 1990 and falls within the scope of Building Regulations requires Building Control approval (unless exempt). Exemptions include: buildings under 30m² detached ancillary structures (some conditions apply), porches under certain dimensions, and some agricultural buildings. For any extension to a dwelling, building control is almost certainly required. The safest approach: if in doubt, apply.

What's the difference between planning permission and building control?

They are two completely separate regulatory systems. Planning permission controls what you build, where, and how it looks (administered by the LPA). Building control ensures the structure is safe, energy-efficient, and compliant with the Building Regulations (administered by LABC or RBCA). Both may be required for the same project, or only one may apply (a structural loft conversion may not need planning permission but does need building control). Always check both.

Can I choose my own private building inspector as a homeowner?

Yes. In England, you can appoint any registered RBCA firm to act as your building control approver for most domestic work. The private market is competitive and online comparison of fees is possible. For regularisation of unpermitted works, you must use LABC.

What happens if I sell a property without a building control completion certificate?

A missing completion certificate for notifiable works is flagged in the conveyancing searches (local land search, drainage search) and will typically be raised by the buyer's solicitor as a deficiency. The buyer may seek a price reduction or require indemnity insurance. Indemnity insurance is available for missing completion certificates but does not guarantee compliance — it only provides financial cover if enforcement action is taken. Regularisation is the proper remedy.

Regulations & Standards