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So the Building Inspector must have been impressed by the speedy addition of an inspection chamber to the new septic tank installation. He replied the next morning, requiring one more document and saying that this was the final outstanding issue. Luckily we had the document to hand and sent it within minutes of the request. Fingers crossed!

Hi, I'm new here, and would be most grateful for any advice! My husband and I completed a Barn Conversion just over one year ago. We invited to the Building Inspector to conduct a pre-completion inspection. He attended and gave us a couple of very small points to rectify, which we were expecting. Once that was done, we emailed all documents he had requested, then invited him for the final inspection. He attended for the final inspection in mid June 2023. He verbally gave us 2 minor points to rectifiy, which we did the same evening, emailing photos and documentation. We next heard from him one week later, requesting the structural calculations document. We scanned and emailed the large file that same day. We next heard from him over 2 months later, requesting yet more documentation. This delay of 2 months was outside of the statutory 8 weeks that building control should have responded by. We complied with the requests immediately, apart from being delayed in getting a replacement gas applicance installation certificate (our installer had made an error on the form) due to our original installer being uncontactable, and there being a severe shortage of qualified installers in our area. We were finally able to submit this at the beginning of January 2024. We next heard from him a week later, requesting a septic inspection certificate. We were surprised by this because at the very beginning, he had advised us that the existing septic would be adequate, as long as the soakaway was extended. We had extended the soakaway at the early stages of the build, and supplied photos. Unwilling to undergo additional costs and delays waiting for an inspection, then having even more expense/time if the inspection recommended a new installation, we bit the bullet and did a new installation (which the BI verbally agreed to). Our builder invited the BI out to inspect the completed installation on 5 March. The BI said he didn't need to inspect, he would be happy with photos, which we had already emailed. We heard nothing back between then and this morning (despite having gently chased up by phone). The BI attended today, and said it needed an inspection chamber. My husband tried to pin him down that this was the last outstanding job that was needed, before the completion certificate could be issued. My husband and the builder have already added an inspection chamber and sent photos. My worry is that the BI will keep delaying and keep finding new things to request, or reverse previous things he has told us. We have willingly complied with all of the additional documentation, points to change etc., and even gritted our teeth to install a new septic tank, when this went directly against his previous verbal instruction. I understand that a completion certificate can't be issued until the BI is satisfied with works - and that finding things to rectify means that the certificate will be delayed beyond the statutory 8 weeks. But if we had been given one exhaustive list at the beginning, we could have done all of the rectifications concurrently, especially during the delay to getting a new gas fitter - we could have been installing the septic tank at the same time. Are they allowed to keep adding piecemeal rectifications, with no deadlines for how quickly they have to respond? I would understand if the process had been going well and the BI had found one or two things that he'd missed and alerted us to them - but this seems excessive. I haven't complained as the last thing I want to do is antagonise the BI. I don't even mind the BI being a stickler on what have been some very tiny points. But I do believe we have a right to be informed of the points on which the build has failed in one exhaustive list, in a timely manner. Your advice on what to do next would be very much appreciated! Stressed self-builder

As part of completion paperwork Building Standards have requested a heat pump installation certificate for my ASHP. Has anyone in Scotland experience of this or have any idea of the regulation where this is cited? I've installed the heat pump myself and I'm not applying for any incentives. Thanks

I've read what I could on the Forum, but the overall end to end process picture still eludes me (probably due to info overload on bathrooms tiling...). Can someone please help me understand the step by step process of completion certification? I have a vague understanding that we need a certificate from our electician and plumber re their respective areas being completed, then we have to have a visit from a Building Control (we use a private one) who is also supposed to issue something. If it is private, do we have to also get something from a local authority buiding control? And what about Valuation board? Sorry, totally confused.

I've just received my completion certificate for the extension that was built here (praise be!!!) but it hasn't been without its challenges as we didn't 'follow the rules'. I will note the issues I had below just to provide some hopefully useful info to others about the mess you can get in if you don't follow process. We didn't set out to deliberately ignore process but it ended up being the case. The background was that we purchased the plot (in Scotland) complete with planning permission and building warrant for this house. The PP and building warrant covered 2 houses one of which was already built and sold, and the builder sold us the 2nd plot complete with foundations. Once we bought it my husband wanted to change the house style slightly which included adding an extra single storey room at the back of the house, but the planners told him that they wouldn't allow it even though it would be allowed under permitted development once the house was built. So we made some changes to the internal layout only and the building warrant covering both houses was swapped into my husband's name. The timber frame company was asked to design the house to make it easy to add the extension at a later date so for example French doors were put in that could be moved to the new external access later, and a double door sized insulated 'panel' was put in that allowed a new internal door to be added easily later as it just required blocks to be removed and the panel removed. When the groundworks were being done my husband got the foundations for the new room laid and these were used as a 'patio' initially. The plan was that the main house would be signed off and then we would apply for a warrant for the extension. When my husband got sick he decided that he would get the extension built no matter what despite the main build not being signed off, and no attempt at reasoning with him would change his mind. He told me to apply for the warrant retrospectively later on but I’m sure he didn’t envisage that this would cause me as many issues as it turned out. So builders came out and added the single storey room at the back of the house . The only part of the build that he had no input to. His intention was that the racing simulator would be housed in it but that's still sitting in the garage ....... After he died and I finally got my head around completing the outstanding elements of the main build to allow the completion certificate to be issued I admitted to the council that there was an extra room here. I was told to submit a new warrant application which I did but it was then refused (although they still took the 500 quid) as there was already a warrant in place that wasn't satisfied and there couldn't be 2 warrants running. The council decided to make it an amendment to the existing warrant and although both this house and next door had SER certificates and form Qs issued for the main builds I was asked to obtain a new SER certificate from scratch for my house to factor in the new room. I tried to engage the original structural engineer who had provided the SER certificate and Form Q but he had left the scheme / industry and couldn't be located. I was then advised by a local SE to engage the SE who had been engaged by the timber frame company as at least they wouldn't be starting from scratch. However the SE said that the SER scheme didn't allow them to do what the council was asking. I've included some of the emails below as they tell the story better than I could articulate it. Here is the email the council sent me stating that the SE certificate was only required for my own house: It is worth pointing out that you only require a new SER certificate for your house including the extension and not the neighbouring plot. The neighbouring plot will be dealt with separately. The SE said that this was not possible and asked the council to 'turn a blind eye to the extension' in order to allow the main house to be signed off. The council said that they were unable to do this so here is the email the SE sent to the SER scheme. We have been approached by a Client wishing us to take over the SER from another SER Engineer. The original SER Engineer is no longer on the system seems to have left the engineering trade. Normally we would seek confirmation from the original SER Engineer that they were happy for us to take over the responsibility for their SER before we accept the appointment. In this case this is not possible. The matter is further complicated by the following facts; . There are 2 houses on the site covered by the same warrant reference. House 1 is built and awaiting a completion certificate. This cannot be provided until the form Q for the full SER has been provided to building control. The Form Q needs to be signed by the original SER Engineer. House 2 carried out additional works and applied for a warrant during construction. Their warrant application needs an amended SER to cover the additional works. . The amended SER needs to be an amendment of the original SER if it is all covered under the original Warrant. . The changes to the house include the introduction of a sunroom to the rear of the property. . Our understanding is that if we took on the SER we would; Need to take responsibility for both houses as there should only be one SER per warrant application; We would need carry out site investigations to determine how to design the foundations as there is no available information. This will mean carrying out investigations in House 1 which is complete and house 2; And we would need to carry out a full review of the designs for both houses amending the SER to suit the changes. Both houses have different kit suppliers and different calculations to be reviewed. It has been suggested by the Council that a new SER could be carried out for House 2 only. We believe this would be contrary to the SER system but any advice on this would be appreciated. We are happy to take on the project but we need to be in line with your recommendations. And the SER scheme's reply: We have considered your query and you are correct in saying that to provide a certificate which covers the design of house 2 only would be contrary to the requirements of the scheme as they are currently written. The Scheme Guide says in 4.6.15: 4.6.15 In exceptional circumstances this may not be possible (e.g. if for any reason the Certifier of the initial stages of the work is no longer available). In this eventuality the Certifier of the later works must not sign the relevant design certificate(s) unless and until they have satisfied themselves of the adequacy of all of the preceding stages of the work and the mutual compatibility of the various stages of the works. We realise that this requirement is particularly onerous in situations such as you have described and we are in dialogue with Building Standards Division to see if they would accept a revised form of wording. Until we hear back from BSD we are unable to offer any further advice. I do apologise for the delay in response to this query. The council repeatedly told me that the only needed an SER for my house and not next door, but also that the SER scheme was 'not very flexible'. My neighbours were also less than impressed that the SE wanted to dig up their foundations as their garden has all been landscaped etc. and they've lived there since 2008. And the costs mentioned to prepare 2 SER certificates for 2 large houses from scratch weren’t insignificant either. Weeks passed with no news from the SER scheme (I doubt these things ever resolve quickly), and the council threatened to cancel the warrant if things didn't resolve soon. I was left caught in the middle of a paperwork nightmare with seemingly no way of influencing the outcome. If I had found BH while this was going on I might have at least felt supported but it was just me caught in the middle of a nightmare at the time. Then suddenly out of the blue the council phoned me and said that they would treat the extension as a separate warrant (which is what the SE asked them to do from the get go). Here is their email to me. Further to our telephone conversation we have reviewed the file and feel that we can justify that the original warrant openings into where the extension is built was covered by the original engineer and therefore can issue completion on xx/xx/xxxxxx once the snagging items including the 2nd drain are completed. This leaves the extension which has been applied for as an amendment xx/xxxxx/xxx can be changed to a new warrant application (ALTEXT) For which we require a SER certificate to cover the extension only. I spoke to XXX who says that this should be able to be done by the end of the year for which we extend the application deadline too. The other issue is that the warrant XX/XXXXX/XXXXX is due to expire at the end of the month, unless the drain test can be arranged before then, we will require a further extension of £100 fee. So suddenly I had a way forward and by some miracle was able to get a plumber out to carry out the second drain test (the only thing still outstanding) within the 7 day deadline and the main house was finally signed off. Then the SER certificate for the extension was finally issued (but the SE company forgot to sign it hence the comment in the email below) and the council came and carried out the completion inspection and only required some minor things to be done as per the email below. Further to the inspection this morning I note the following: 1. The roof construction differs from the submitted drawings as it has traditional sarking boards and a breather membrane in lieu of OSB and roof ventilators. 2. The windows are not fitted with trickle vents – I appreciate the rest of the house has a whole house ventilation system, however there is no evidence this is connected to the sun room, therefore trickle vents will need to be fitted retrospectively. 3. There is an additional step to the patio door landing. 4. The signed SER is required. If you confirm by email that you are happy for me to amend the drawings to take account of items 1 and 3 I will do this for you and if we receive the signed SER certificate that will enable us to approve and issue the building warrant. Upon receipt of this you will need to apply for the completion certificate and I will need to check the trickle vents have been installed. So they even offered to make the changes on the drawings for me which was great. I think they just wanted to see the back of me in truth! . So all a bit of a saga and a warning not to step outside of process too much, or at least understand the possible consequences of doing so! I can imagine my hubby looking down saying it was 'character building'!

Hey all We are living in temp accommodation whilst I do the build ; the boss is finding this difficult!! If later we moved into the build and it wasn’t complete but had a usable bathroom would the bco sign it off as complete because we are living in it ? My concern is once that happens we only have 3 months to submit all the vat returns and yet the truly completed project ( and therefore valid receipts ) could be another year away . So can I live in it but not have bco sign it off ???? ?

Hi All, To have my completion certificate issued I’ve been asked by the surveyor to submit an amendment for some decking that I have built, what he is looking for is a “decking specification” eg what is it made of, how many supports etc. Has as anyone submitted a decking specification before and therefore may have a template/format that I could follow? I’ve done a fair bit of googling with no luck. Unsure if they expect this to be presented in a particular way or if I can just draw up a spec on a word doc? Any experience or advice would be appreciated. Thanks.