Building Control Sign-Off: Why It Matters and How to Get It

When building work that requires building regulations approval is finished, the building control body (either your local authority or a private approved inspector) carries out a final inspection. If the work complies, they issue a completion certificate.

The certificate confirms:

• What work was carried out
• The address of the property
• The date the work was completed
• That the work complies with the Building Regulations 2010 (as amended)

It is a legal document and carries significant weight in property transactions.

Selling your property

Your buyer’s solicitor will ask for completion certificates for any building work that needed building regulations. If you cannot provide one, they may:

• Delay the sale while they investigate
• Require you to get retrospective approval (regularisation)
• Require indemnity insurance
• Advise the buyer to reduce their offer
• Advise the buyer to walk away in serious cases

Mortgage and remortgage

Many mortgage lenders require completion certificates. If you are remortgaging or your buyer is getting a mortgage, the lender’s valuer or solicitor may flag missing certificates.

Insurance

Your buildings insurance policy may have conditions about building work complying with regulations. If uncertified work causes a problem, your insurer could argue the claim is affected.

Peace of mind

A completion certificate means a qualified inspector has checked the work at every critical stage. Foundations, structure, fire safety, insulation, drainage, and electrics have all been verified.

For current work

1. Apply for building regulations before starting work (Building Notice or Full Plans)
2. Notify building control at each inspection stage
3. Pass all inspections during the build
4. Request the final inspection when the work is complete
5. Receive the completion certificate

Important: Building control does not always issue the completion certificate automatically. Some councils require you to request it. Chase it. Do not let it slip.

For older work without a certificate

Option 1: Request a completion certificate from the original building control body. If building control was involved during the build but the certificate was never issued, contact them. They may have records and can issue the certificate retrospectively.

Option 2: Apply for a regularisation certificate. If building regulations were never applied for, you can apply for regularisation under Section 36 of the Building Act 1984. This involves submitting a regularisation application, building control inspecting the existing work (which may require opening up walls or floors), and paying a regularisation fee (typically 50–100% higher than the standard fee). Regularisation is only available through local authority building control, not private inspectors.

Fees vary by council. The higher cost reflects the additional work involved in inspecting completed (often concealed) work.

For certain types of work, a competent person certificate serves the same purpose as a completion certificate:

When a registered installer completes work, they notify your local authority and you receive a certificate. Check you received one. If your window installer or electrician said they would self-certify, follow up. You need the certificate for when you sell.

If the work is too old, the records are lost, and regularisation is impractical, your solicitor may recommend indemnity insurance.

Indemnity insurance protects the owner against enforcement action or losses arising from the lack of a completion certificate. It is a one-off payment (typically £50–£300) and covers the property permanently.

However, indemnity insurance has limitations:

• It does not confirm the work actually complies with building regulations
• It does not cover defects or safety issues in the work itself
• It becomes void if you contact building control about the work

Indemnity insurance is a pragmatic solution, not an ideal one. Where possible, regularisation is better because it actually verifies the work is safe.

• Not chasing the certificate. Many builders finish the job, building control does the final inspection, and the certificate never gets issued because nobody requests it. Set a reminder to follow up within 8 weeks.
• Losing the certificate. Keep completion certificates with your property deeds. If you lose one, contact building control — they should have records.
• Assuming FENSA covers everything. A FENSA certificate only covers the window installation. If other work was done at the same time, those need their own certification.
• Thinking old work does not matter. Even work carried out decades ago will be questioned by a buyer’s solicitor if it clearly required building regulations.