Frequently Asked Questions

 

HOW DO I KNOW IF I NEED ADDITIONAL BESPOKE SERVICES?

Not everyone will need the Bespoke Surveys we offer however if you are a Developer, Contractor or Self-Builder there may be additional surveys you require to enable you to obtain a Building Regulation Completion Certificate. Our bespoke survey services include: EPC/SAP Conservation of Energy, The Code for Sustainable Homes Sound Testing APT Some of these surveys are mandatory by law but may not be required solely for the purpose of a Structural Warranty. Most of the time you will benefit financially by making use of the BZSS 'One Stop Shop'.



HOW DO I GET A 10 YEAR STRUCTURAL WARRANTY FOR MY PROJECT?

Build-Zone is a trading style of Sennocke International Insurance Services Limited. Sennocke have successfully been providing Structural Warranties since 2003 and Build-Zone is a major force in the provision of Structural Warranties in the United Kingdom and Ireland. We provide Warranties for New Homes, Social Housing and Commercial Developments, including Completed or Part-Completed projects (particularly relevant for insolvency situations). We also work closely with Self-Build Zone, which is the market leader in the provision of Site Insurance to the Self and Custom Build Market and is also part of the Sennocke Group. Build-Zone’s Trademarked 10 Year Structural Warranty covers the project for defects in design, workmanship and materials. This can also benefit you should you wish to sell the project on as the cover is transferable. Build-Zone have an exclusive relationship with BZSS in order to facilitate the arranging and auditing of surveys which enhances their product and satisfies the needs of the underwriters for the issuing of the Warranty.
CAN WARRANTIES BE ISSUED ON COMPLETED OR PART-COMPLETED PROJECTS? Build-Zone Warranties are available for Completed or Part-Completed projects upon 'Completion'. Charges in respect of Technical Site Audits may be higher in comparison to projects that have had surveys carried out from the start, for the simple reason that more investigative work will be required as we have been unable to ascertain the detail and quality of work during the period of construction.



WHAT CAN I COVER WITH A STRUCTURAL WARRANTY?

It is possible to include a number of structures under one Warranty. These may include the main house, a detached garage or other similar permanent structures. Most Warranty providers are not able to offer a single Warranty if the structures are not for habitation. Whilst further advice should be obtained from the Warranty provider multiple structures can be included as long as: They have been included within the Building Control’s Initial Notice. They are included in the Plans presented to the Local Authority as part of the Planning and or Building Regulation application. All the Structures are to be built at the same time or concurrently. They are built in accordance with the Building Regulations or other associated regulations and built to the same standard as the main house and with good practice. Some structures however are not able to be included in the Warranty. Whilst a definitive list and clarification should be sought from the Warranty provider, these may include detached conservatories, swimming pools, temporary structures, fencing, retaining walls which do not form a direct support to a structure and paths/drives not providing disabled access.



AT WHAT STAGES WILL THE PROJECT NEED TO BE SURVEYED IN ORDER TO OBTAIN A WARRANTY?

Usually there are four Technical Audit Inspections. These would normally be at : Foundations DPM/Oversite Cavities (close to the wall plate completion) Completion Additional visits will be required if your project includes a basement, underpinning works, timber frame, SIP's panels, ICF construction or the conversion of an existing structure. *Stage Completion Certification needed for any finance or loan may mean that additional surveys are required as well as the ones needed for the Structural Warranty provision.



CAN A WARRANTY BE OBTAINED IF THE PROJECT PROCEEDS UNDER BUILDING NOTICE ONLY?

If you wish to progress under a Building Notice this is not a problem. The Approved Inspector will issue an Initial Notice to the Local Authority in the normal way. You will not have a single formal Plan Check at the start of the project but the Approved Inspector will carry out “mini” Plan Checks during the build process as a whole. The disadvantage of this process is that information needs to be provided well before each Stage is reached in order that the proposals can be checked and approved. If works progress and there are Contraventions or Remediation’s which need to be addressed there is the possibility that certain work may need to be carried out or rebuilt which would be at considerable cost to you. If we are not managing the Building Control aspect of your build, there will be an increased number of Technical Audits required for the Warranty. This is normally based on the complexity of the build.



WHAT IF THERE IS A PROBLEM WITH MY PROJECT?

During the survey visits the BZSS Partnered Approved Inspector or Surveyor will review the works being undertaken and briefly discuss the project with you. Sometimes further clarification on certain aspects of the build are required if there is an issue with the building work being undertaken. They will initially discuss problems with you and if possible small items may be able to rectified on site with you. Other items may lead to a Contravention (Building Control) or Remediation Notice (Warranty) being issued. If there are issues to address, a summary will be sent by email to you as a record of the issue and a brief explanation as to how to rectify the problem. This can either be by the provision of supporting evidence such as photographs, reports or certificates or rectification through building work.



WHAT ARE BUILDING REGULATIONS AND HOW DO THEY APPLY TO THE PROJECT?

The Building Control process ensures that building work is carried out to a “set standard” in the interest of Health, Safety and Welfare of the occupiers, users and the public at large. This is applied through a set of Approved Documents forming the Building Regulations for England and Wales and the Scottish Building Standards if you are building in Scotland. Other legislation and guidance is also used to ensure compliance. The Building Regulations apply to many aspects of building work of all types of properties. They also apply to Minor Works such as replacing windows and doors or removing an internal load-bearing wall. They may also apply when a property changes its use, e.g. from a house into flats. As a general rule of thumb, most building activities from creating a new shower or new opening in a wall, through to an extension or even new house, will require Building Regulation Approval. There are some exceptions such as the building of garages or car ports, sheds, window or door replacements, porches and conservatories. This is not a comprehensive list for which Building Regulation Approval may not be required although Planning Permission could be. It is advisable to check with your Local Authority.



Key Definitions

BUILDING CONTROL

Building Control ensures that building work is carried out to a high standard in the interest of health, safety and welfare of the occupants, users and the public at large, through the proper application of Building Regulations.



PLAN CHECK

The Plan Check will involve comparing the drawings and specification of your scheme against the requirements of the Building Regulations together with other aspects of the Warranty provision, including Good Building Practice and other relevant legislation



TECHNICAL AUDITS

On-site Technical Audits are an important part of our Client’s Warranty provision. They ensure that the build of your project is in accordance with the Building Regulations, Good Building Practice and other relevant legislation therefore meeting the requirements needed for the Build-Zone Warranty.



COMPLETED HOUSING SURVEY

House is completed may or may not have been signed off by Building Control but this is a one off visit for a comprehensive report at the end of the project.



STAGE COMPLETION CERTIFICATE

The survey and certification confirms the stage of the build you have completed if you have taken out a loan or mortgage and need to have funds released, this also confirms the stage for the Warranty provision.



ECP/SAP

An Energy Performance Certificate (EPC) Standard Assessment Procedure is required under Part L (Conservation of Fuel and Power) of the Building Regulations before the Building Regulation Final Certificate can be issued.



REGULARISATION APPLICATION AND CERTIFICATION

Sometimes work is undertaken and completed without the Local Authority Building Control (LABC) or an Approved Inspector being notified that works are being carried out or being able to review the works as it progresses.

This UNAUTHORISED WORK can be regularised, brought under control and regulated retrospectively thus giving formal approval and brought back under the control of the LABC. Approved Inspectors are not able to undertake Regularisation work and can only be made direct to the LABC.

A Regularisation Application does not have to be submitted, accepted and neither do the LABC have to issue a certificate. The Regularisation Certificate relates only to completed work carried out after 11th November 1985.

To assess compliance with the Building Regulations the LABC may ask for parts of the building to be opened up in order to review elements of the structure and additional works may be required under the Building Regulations.

Before a Certificate can be issued the Authority must be satisfied that the works comply with the Building Regulations or Building Standards and Health and Safety is not compromised.

Regularisation Certificates are expensive and the fees involved can be up to 150% more than the fee required if the application was made before the commencement of the build. There could of course be additional building works required as a result of the application but in some circumstances it is possible to insure against such requirements and fees. These are often referred to as Building Indemnity Guarantees.



APPROVED INSPECTOR

Approved Inspectors are qualified and experienced private sector Building Control Professionals - individuals and corporate. They can provide a cost-effective alternative to the LABC in the provision of Building Regulation compliance.

The majority of Approved Inspectors are also able to provide other specialist services which a LABC may not be able to and in so doing providing a ‘One Stop Shop’ for all your building survey services.

Approved Inspectors are not only bound by the Code of Conduct of their own professional body (such as RICS, ABE or CIOB) but also that of their regulatory body, the Construction Industry Council (CIC).

Approved Inspectors and BZSS are unable to provide a Building Control service in Scotland at this time due to current Scottish Legislation.



BZSS PARTNERED APPROVED INSPECTOR

We have created and maintain what is an established network of Approved Inspectors (AI’s) who are able to provide the Building Regulation function for a huge variety of projects nationwide.

The AI’s used are highly qualified and experienced in their individual fields. They are also all registered as AI's under the Construction Industry Council.

All the AI’s we use are regularly audited in order to maintain a high level of service.