Scottish builders: extending a building warrant

[Stewpot]

Have any Scottish builders experience of extending a building warrant? In the context of an own handed self builder, three years validity seems very little time, and even extending it will only add another 9 months. Realistically, I am unlikely to be nearing completion by then.

 

Since extending a warrant is discretionary, I'm really wondering how many times the warrant can be extended before a council is likely to start saying "No more". And what would happen if the warrant expires on an unfinished project? Alternatively, what would happen if I just kept building after the warrant had expired?

[nod]

Sounds crazy if that’s the case 

In England you have three years to start your build Then you can take as long as you want 

[Stewpot]

Yes, that's right. Planning Permission gives you three years in which to start the project. But in Scotland, there is an additional layer of bureaucracy called a Building Warrant, which gives you three years to complete a project.

 

I'm only just finding out the finer details of this, and would be delighted if someone would tell me I'm wrong.

[nod]

15 minutes ago, Stewpot said:

Yes, that's right. Planning Permission gives you three years in which to start the project. But in Scotland, there is an additional layer of bureaucracy called a Building Warrant, which gives you three years to complete a project.

 

I'm only just finding out the finer details of this, and would be delighted if someone would tell me I'm wrong.

Barmy 

Especially at the moment 

One of the Scottish lads should be able to help 

[AliG]

We twice extended a building warrant on a large extension on our last house.

 

It seemed like it was just a formality, you called them up and paid £50 for a year's extension.

 

I don't believe they need to be in place constantly. We just paid for an extension to get them to come and get it signed off.

 

This then took over a year so we paid again.

 

So if building a house, I believe you should have one in place to start, you can then apply for an extension when you need to get it signed off. Indeed that is the position we are in on our current house. The warrant will have expired and we will pay to extend it soon for the sign off.

 

These are the Edinburgh rules, it confirms my thought that you only have to have a warrant when you start.

 

https://www.edinburgh.gov.uk/building-warrants/completion-certificates/2

[ProDave]

I have extended 3 times.  Each time you are asked to give a summary of where you are, as long as they can see progress I don't see an issue.

 

What riles me though is how long they extend it is discretionary.  When I first enquired I was told something like 9 months first time, 1 year second  time 2 years third time, but each time I have been given 1 year.

 

I was finishing the wiring for an extension last week that has been going on a while, he got a letter telling him the building warrant had expired and he needed to renew it, he phoned them and explained about Covid delays and they extended it FOC.

[saveasteading]

I can see that an end target makes sense. Otherwise the construction may never be completed. The intention of planning and building permissions is to get projects done and used, not sitting as unused  boxes, and potentially  eyesores and noise sources with a caravan on site forever.

As ProDave says, there seems no trouble in getting an extension when there is any good reason. A complex project as a self-build may be one good reason.

I am sure that they also have to be 'reasonable'.

 

I am of the opinion that we will not apply for a warrant until ready to hit the ground running, but get on with preparation.

 

ProDave, there is provision for partial occupation too, isn't there?

[ProDave]

33 minutes ago, saveasteading said:

 

ProDave, there is provision for partial occupation too, isn't there?

Yes, we are occupying the house on a "certificate of temporary habitation" but that has actually expired as they only gave it a short validity period and I can't be bothered to go through any more hoops, we will be applying for completion shortly.

 

But I know 2 cases where the system does not work.  A neighbour has started to build a house, though it is not finished and work has ground to a halt and he has ignored there letter telling him the warrant has expired.

 

And another one has bought a building plot with PP and has been living on the site in a Yurt (yes in Scotland) for years with no sign he has any intention of actually building a house.

[Stewpot]

I wonder it the details vary between districts. Scottish Borders Council's website seems very unforthcoming, but a neighbouring council publishes a guide. This implies harsh penalties for not having a valid building warrant. For example, renewing an out of date warrant will incur a charge of twice the original warrant, and applying for a certificate of completion without a valid warrant is three times the cost of what the warrant would have been.

 

 I guess I must seek local knowledge.

 

1 hour ago, ProDave said:

And another one has bought a building plot with PP and has been living on the site in a Yurt (yes in Scotland) for years with no sign he has any intention of actually building a house.

 

Apparently yurts can get pretty warm inside - the one I once saw was certainly substantial - nothing like a tent. And their cultural origins in nomadic tribes means there can be no argument about them being a temporary structure.

[scottishjohn]

only possible problem I can see in an extension to a building warrant is if the stds have changed -and you might have to comply with any new regs on extending the warrant 

I heard of a rebuild of an old water mill -which had been started -but stopped and when they went to renew were informed that minimum insulation stds had changed  -so had to comply with them ,which caused some reworking of structure to comply

[ProDave]

19 minutes ago, scottishjohn said:

only possible problem I can see in an extension to a building warrant is if the stds have changed -and you might have to comply with any new regs on extending the warrant 

I heard of a rebuild of an old water mill -which had been started -but stopped and when they went to renew were informed that minimum insulation stds had changed  -so had to comply with them ,which caused some reworking of structure to comply

If you extend the warrant you will stay on the old regs (I am still working to 2013 regs)  It is ig you let it lapse and then re apply they could enforce you adopt anything new.