How to make a Building Warrant Application

What is Building Warrant approval?

Building Warrant approval is the permission granted by a Local Authority in order that a building may be constructed, extended, altered, demolished or its use changed to a different use.  It is important to understand that it is the responsibility of the building owner to apply for and obtain a Building Warrant.  This Approval should be obtained prior to commencing building works.  A warrant is valid for 3 years from the date of issue; it may be extended in exceptional circumstances.  Do not allow a builder to commence works until you have sight of your building warrant.

Planning Permission and Other Consents

It should be noted that Building Warrant Approval and Planning Permission are two separate types of Approval.  You should therefore check with the Planning Section (Development Management) to see if Planning Permission is required (Tel. 01389 738575).  Other types of consent may also be required e.g the Landlords consent (Private or Council), Roads Department, Scottish Water, SEPA, etc.  If in doubt you should seek professional advice.

Submitting a Building Warrant Application

An application form for a Building Warrant must be completed.  This form should be accompanied by 3 sets of plans (1 set of which should be coloured or highlighted to easily distinguish proposed works from existing) and should contain sufficient information and specifications about the proposed design and construction.  This enables the Verifier to fully ascertain whether compliance with the Building (Scotland) Regulations 2004 and associated Technical Handbooks has been achieved in order to approve a Building Warrant.

Sometimes an applicant may wish to prepare the plans themselves.  However, such plans must be of a sufficient standard to convey to all parties concerned the detail required by the Technical Handbooks and the Building (Scotland) Regulations 2004.  For this reason it is recommended that you engage the services of a suitably experienced professional to prepare these plans.

Building Standard Surveyors do not act as a "clerk of works" on behalf of the applicant.  Inspections during construction may be carried out by the Council's Building Standards Surveyors to discourage avoidance of legislation.  You must therefore ensure that all works comply with the required standards, and if necessary, employ the services of a professional to oversee construction works.

Plans to be submitted with an application

Where structural design is involved you may elect to either provide a Certificate (and appropriate plans) completed by an Approved Structural Engineer (SER certificate) or to demonstrate to the Verifier by other acceptable means, such as calculations, that the design as submitted complies with the required standards.  The submission of a Certificate of Design generally enables a speedier process time.

Drawings should be to a scale of 1/50 or 1/100 and include the following:-

• Each drawing and specification sheet to be numbered for means of identification

• Dimensioned foundation, floor and roof plans, sections and elevations to give a complete representation of the proposals;

• Constructional details and specifications of all relevant parts of the proposal;

• Structural detailing as appropriate;

• Separating/compartment walls/floors, means of escape, occupant capacities;

• Internal and external plumbing and drainage arrangements;

• Ventilation and electrical arrangements;

• Details of energy efficiency/heat loss, and SAP calculations if required;

• Any other details as may be deemed necessary by the Verifier to establish compliance;

• Electrical lights, sockets and smoke alarms in dwellings.

Location Plan

To a scale of 1/1250 or 1/2500 clearly showing:-

• The location of the proposed development in relation to the nearest road junction;

• In rural situations should include a six-figure ordnance survey grid reference;

Block/Site Plan

To a scale of at least 1/500 showing:-

• Existing and proposed buildings;

• The extent and boundaries of the site;

• The north point and scale of the plan.

What Happens Next?

When prepared, your plans, specifications, fully completed application form and fee should be submitted to the Building Standards office.  Your application will be receipted, registered then forwarded to one of our Surveyors for checking.  You will receive an acknowledgement letter and fee receipt if applicable.  Our present target for processing applications is to assess 75% of applications within 20 working days.

• Application checked

• Depending on the quality of your plans you may receive a letter requesting further information to support your application (usually referred to as a Points Letter)

• If no further information is required your Building Warrant will be issued

• Any additional information checked and warrant issued

• You may now commence building works

• Let us know when works are starting (form supplied with warrant approval)

• Surveyor may visit to inspect works

• At completion you submit a Completion Certificate - Submission application form (blank application supplied with warrant approval)

• You may also be required to submit an Energy Performance Certificate (EPC) and Electrical Certificates

• Surveyor arranges and carries out a final inspection

• Certificate of Completion - Acceptance is issued if works satisfactory.  (Fee for this included in application fee already paid).