The Building Safety Act introduces new regulations and standards aimed at enhancing
safety in buildings, with a particular focus on high-rise residential properties like ours. To
assist you in understanding and complying with these new rules, from a very personal
perspective, here's what we've learned so far:
We applied for retrospective building approval for our garchey removal, which occurred over
10 years ago. Back then you didn’t need building approval – you just needed Landlord
approval. If you don’t have that in your records, then you can contact the Garchey team for a
copy. Even though we already had the Landlord approval letter, the process was tedious,
took several months, and required persistent follow-ups. It also cost. We submitted our
application through the government website (https://www.gov.uk/guidance/manage-a-
building-control-application-for-a-higher-risk-building), paying an initial fee of £180. After
receiving the final certification, we had to pay an additional £180.
Some property sales are being delayed because buyers are insisting on obtaining these
approval certificates before completing the purchase. However, in cases where the flat is
likely to be refurbished, buyers and their solicitors happily proceed with the sale without
them.
We have uploaded an explainer from the Building Safety Regulator to the Barbican Life
website. Use this link https://tinyurl.com/citybca or scan the QR code below.
Additionally the District Surveyor’s Office at the Corporation of London has kindly provided
Barbican Life with a list of what does and does not require building approval, whether
retrospective or current. The list doesn’t cover everything but is a good indicator.
- Replacing wardrobe doors – does not require BC approval
- Decorating the property – does not require BC approval
- Replacing internal doors in the property – This may require BC approval
- Removing and relocating walls – This would require BC approval
- Replacing tiles in bathroom – does not require BC approval in cases where there is no covering up of access panels to the services.
- Covering tiles in bathroom – does not require BC approval in cases where there is no covering up of access panels to the services.
- Replacing basin in bathrooms/toilets – if like for like replacement, then no BC approval is required. However, if the drainage is substantially altered (This includes being extended or additional connections to a new basin, washing machine, etc) then BC approval will be required.
- Removing bath and replacing with shower – does not require BC approval. However,
if the drainage is substantially altered (This includes being extended or additional
connections to a washing machine, etc) then BC approval will be required. - Replacing WC in the toilets – if like for like replacement, then no BC approval is
required. However, if the WC wall is replaced or an additional WC is installed then
BC approval will be required. - Replacing Asbestos WC access panels in the toilet – This would require BC approval
- Removing / Replacing Asbestos medicine cabinet in the bathroom – This would
require BC approval - Replacing the hot water tank – does not require BC approval if carried out by a
competent person registered under a competent persons scheme (self-certification of
work) - Replacing the hot water tank immersion element – does not require BC approval
- Removing the hot water heater under the kitchen sink – does not require BC
approval if carried out by a competent person registered under a competent persons
scheme (self-certification of work). - Removing Garchey – This would require BC approval
- Replacing sink in the kitchen – if like for like replacement, then no BC approval is
required. However, if the drainage is substantially altered (This includes being
extended or additional connections to a new sink, washing machine, dishwasher, etc)
then BC approval will be required. - Replacing kitchen cabinets – does not require BC approval
- Replacing kitchen ductwork – if like for like replacement, then no BC approval is
required. However, if the ventilation is substantially altered (This includes removing
the original volume control damper or the extract grill location) then BC approval will
be required. - Replacing the electrical consumer unit (fuse box) / installing a new circuit, any
addition or alteration to existing circuits in the bathroom – does not require BC
approval if carried out by a competent person registered under a competent persons
scheme (self-certification of work) - Removing the asbestos underneath the original cooker hob – does not require BC
approval - Removing the asbestos access panels in the kitchen – This would require BC
approval - Replacement of the asbestos parcel locker next to the entrance door of the property –
This is not allowed by the Barbican Estates Office and would require the whole door
set to be removed and replaced. - Replacement of the EDA doors next to the entrance door of the tower flats – This is
not allowed by the Barbican Estates Office
