{"id":734149,"date":"2024-03-18T06:36:35","date_gmt":"2024-03-18T06:36:35","guid":{"rendered":"https:\/\/www.architectsjournal.co.uk\/?p=734149"},"modified":"2024-03-20T10:13:59","modified_gmt":"2024-03-20T10:13:59","slug":"the-regs-reports-of-building-controls-death-are-greatly-exaggerated","status":"publish","type":"post","link":"https:\/\/www.architectsjournal.co.uk\/news\/opinion\/the-regs-reports-of-building-controls-death-are-greatly-exaggerated","title":{"rendered":"The Regs: Reports of Building Control\u2019s death are greatly exaggerated"},"content":{"rendered":"

In recent weeks, concerns have surfaced<\/a> regarding the perceived collapse of the Building Control system, prompted by a letter leaked to the Building Safety Regulator from Lorna Stimpson, chief executive of Local Authority Building Control (LABC). Readers might be forgiven for worrying that the industry was about to grind to a halt and there would soon be no building control officers. However, to misquote Mark Twain: \u2018Reports of our death are greatly exaggerated.\u2019<\/span><\/p>\n

The review of the building control system by Judith Hackitt following the Grenfell fire tragedy concluded that it was not fit for purpose and that the ability to choose your inspector was creating a race to the bottom. In response, the government passed the Building Safety Act, removing choice of provider on High Risk Buildings (HRBs) and requiring both private and public sector building inspectors to become registered. From 6 July, Building Control becomes a restricted activity and services such as issuing notices, approving plans and inspecting building works must only be undertaken by suitably qualified Registered Building Inspectors (RBIs).<\/span><\/p>\n

Registration as an RBI requires demonstration of competency through one of three approved schemes, the Building Safety Competence Foundation, the Chartered Association of Building Engineers, or Total Training & Development. Inspectors are able to register at several different levels. As a result, Inspectors may appear on the register as, say, \u2018Class 2AB plan check only\u2019 and be restricted to plan checking flats and houses under 11m in height.<\/span><\/p>\n

To be able to work on HRBs, the inspector would need to be registered at Class 3H. There is also a Class 1 registration, which does not require evidence of competency and which is intended to cover trainees and graduates who are working under supervision and a Class 4 for managers.<\/span><\/p>\n

Questions have to be raised about the lack of government funding for training and recruitment of new inspectors<\/span><\/p><\/blockquote>\n

The industry faces uncertainty regarding the number of registered inspectors, as the LABC letter highlighted. Current estimates show that around 1,500 inspectors have started the registration process. Expectations of a last-minute surge potentially brings the total to over 2,000. However, this falls short of estimates, raising concerns about resources, especially to deal with larger, more complex projects.<\/span><\/p>\n

It is concerning that this has been raised so late in the day and that there are still not accurate records of how many people are working in this sector already. This should not have come as a surprise as, prior to 2017, Building Control Performance Standards were published annually reporting data including the age profile of its workforce. In the last published data, covering 2015-16, the BCPS highlighted that as many as 28 per cent of staff within LABC teams were over 55. That points to almost 1,000 inspectors being close to retirement by 2025. Questions have to be raised about the lack of government funding for training and recruitment during the intervening period.<\/span><\/p>\n

Despite these challenges, the collapse of building control is improbable. Discussions with fellow Approved Inspectors and former colleagues in the public sector indicate a more positive outlook. Many expect \u2018business as usual\u2019 come 6 April, as all their inspectors are enrolled in one of the competency programmes and expect to progress to registration stage soon. However, not all companies or authorities will be in the same position, and it will be important to check with your current provider how their service might be affected.<\/span><\/p>\n

You should also be prepared for a change in the way building control operates if there are fewer inspectors and the expectations of the industry will also need to adjust.<\/span><\/p>\n

A large proportion of building inspectors\u2019 time has traditionally been spent \u2018holding the hands\u2019 of applicants through the process, answering basic questions that a competent designer or contractor should already know. By way of example, almost every inspector will have been asked: \u2018What thickness of insulation do I need to use on this project?\u2019 It is not the role of Building Control to answer these questions and in future such inquiries are likely to be directed back to the principal designer.<\/span><\/p>\n

Another significant proportion of an inspector\u2019s time is taken travelling to and from sites. With limited resources, response times will become extended. I would expect to see an increase in technology and the use of remote inspection techniques to help offset this demand. These were extensively trialled during Covid and there is already significant adoption of these techniques in Scotland.<\/span><\/p>\n

Architects must adapt to evolving responsibilities under the Building Safety Act, particularly in the principal designer role. Careful consideration should be given to the selection and appointment of a building inspector, ensuring their competency aligns with the project\u2019s requirements. Selection criteria should extend beyond familiarity and cost, encompassing factors such as turnaround times, relevant experience, and any sanctions or limitations on approval.<\/span><\/p>\n

Architects should also be mindful of project changes that may impact inspector suitability. For example, obtaining planning permission to add an extra storey, changing use of a building, or deciding to switch away from traditional building materials into MMC may mean that the inspector is no longer able to work on the scheme and will need to be changed.<\/span><\/p>\n

While the Building Control landscape is undergoing significant transformation, it is not facing imminent collapse. However, architects must adapt to the new regulatory environment, evidence competency and work collaboratively to ensure the continued safety and integrity of construction projects. By navigating these changes proactively, the industry can mitigate challenges and uphold standards of excellence in compliance with building regulations.<\/span><\/p>\n

Geoff Wilkinson is managing director of approved inspectors Wilkinson Construction Consultants www.wilkinsoncc.co.uk<\/a><\/i><\/span><\/p>\n","protected":false},"excerpt":{"rendered":"

In recent weeks, concerns have surfaced regarding the perceived collapse of the Building Control system, prompted by a letter leaked to the Building Safety Regulator from Lorna Stimpson, chief executive of Local Authority Building Control (LABC). 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