Nearing build completion - key steps?

[ragg987]

We are getting nearer to build completion and the aim is to move in at the end of October. This question is in 2 parts

 

1. What are the the key steps to getting the build "legal" - e.g. BC sign-off (and what documets they will need to do so), warranty sign-off, local authority notifications, etc. And of course point for VAT refund.

 

2. We may be moving prior to the whole house being completed - what are the implications, e.g. would BC sign-off? Our house has a basement and an annexe in addition to the main part of the house (all in a single building), annexe has bathroom and kitchen. We only need the main house initially and there is a strong possibility that annexe and basement will not be fully kitted out when we move in. Would appreciate any inputs from someone who had to move in under such circumstances - I am guessing there are critical aspects that must be in place and they will refuse to sign-off without these (e.g. fire alarm in annexe kitchen), but other areas are not?

[ProDave]

For completion, your BC officer would normally inspect it and draw up a list of anything he feels does not comply.

 

to move in before it's finished, up here in Scotland, you can request a "certificate of temporary habitation" from BCO. for that the house does not need to be complete, but basically safe. It has to be wind and watertight, have a staircase and banisters that comply, have at least one functioning bathroom, a kitchen, and functioning heating.  In our present house we moved in like this with just one of the 5 bedroms and one of the 3 bathrooms in a working state.
 

[ragg987]

Thanks - sounds like I ought to speak to my BC officer. How did you handle the build warranty? Does that start from when you move in or from final sign-off?

[ProDave]

Re the warranty, we used NHBC last time and their surveyor had to comer for a final inspection before they issued their completion certificate and start of their cover. for some reason it took them 6 months from the final visit to produce the paperwork which effectively meant we got 6 months longer cover.
 

[Temp]

Building Control

 

When you think you are ready ask BC to make a final inspection. Our BCO wanted to..

 

a) witness us pressure test the drains

b) check that all panes of glass were coated (he had a tester with him)

c) check all safety glass was marked with the appropriate standard.

d) I think he also asked for some paperwork from the electrician.

 

Planning

 

Make sure any planning conditions have been discharged. There is a fee for discharging conditions and to minimise that try and get all the conditions discharged in one go.

 

Postal Address

 

The council are responsible for allocating the formal address/house number etc. Some councils have different names for this department but try "The Address Development Team" or ask the planning department receptionist what it's called.  They will send you a form on which you can enter a house name. 

 

Council Tax

 

Well before completion the council sent us a letter from the Valuation Office (I think) stating that they thought we would be complete on some random date. We wrote back to tell them a more likely date and they accepted it. Council tax bills will arrive soon after.

 

Telephone

 

Get the connection process started asap as this can take awhile. We were in our house 6-8 weeks with no phone while they upgraded overhead lines.

 

VAT Refund

 

You have three months to submit your reclaim from the date of completion. You can only claim for things purchased prior to completion so don't forget any materials like paint that you intend to apply after moving in. Note that some things like plants and landscaping materials can only be reclaimed if they appear on a landscaping plan submitted or required as part of your planning application.  Check to see is any trades have charged you VAT in error as this cannot be reclaimed from HMRC.

 

 

 

 

Edited September 15, 2016 by Temp

[ragg987]

That is very helpful, thanks. What event signals "completion" of the build (VAT refund)?

[Barney12]

26 minutes ago, ragg987 said:

That is very helpful, thanks. What event signals "completion" of the build (VAT refund)?

 

Sign off by building control IIRC.

[Stones]

4 hours ago, Temp said:

Planning

 

Make sure any planning conditions have been discharged. There is a fee for discharging conditions and to minimise that try and get all the conditions discharged in one go.

 

 

Very much depends where you live, our council certainly doesn't charge.

[Temp]

 

5 hours ago, ragg987 said:

What event signals "completion" of the build (VAT refund)?

 

What Barney said. Normally once Building Control have issued a completion certificate the house is considered complete on that date. At least as far as the VAT man is concerned. After that you can no add new purchases to your VAT reclaim.