Construction Stages

Who has to perform or carry out a role as part of this new Code of Practice?

The following are involved in any submission made under the BCAR:

  • Building Owner
  • Builder
  • Designer
  • Design Certifier
  • Assigned Certifier
  • Ancillary Certifiers
  • Building Control Authority

Steps prior to Commencement

Pre-Commencement

Step 1: You must appoint a Builder and an Assigned Certifier.

Step 2 The assigned certifier then sets up the proposed works on www.localgov.ie/bcms

Step 3: Assigned Certifier sets up roles on the BCMS system. Owner Builder Assigned Certifier The owner and builder must set up an account at their nominated email address and accept role

Step 4: Assigned Certifier Downloads statutory documents which must be signed by the:

Owner must sign these forms:

  • Commencement notice
  • Notice of Assignment of Builder
  • Notice of Assignment of Assigned

Assigned Certifier must sign:

  • Undertaking by Assigned Certifier

Builder must sign:

  • Undertaking by Builder

Design Certificate:

  • Design Certificate is to be signed by Architect/Designer

Step 5: Uploads all of the documents above to the BCMS system

Step 6: Upload all relevant design documents:

  • Construction GA drawings including Plans, Sections and Elevations
  • Structural Drawings including Plans, Sections and Elevations including any underpinning drawings and design details
  • Part L compliance Documents
  • Provisional BER
  • Part F design Documents
  • Compliance document with respect to Parts C,D,E,G,H
  • Planning Compliance Documents
  • Fire Safety Certificate Grant, report and drawings
  • Disability Access Certificate Grant, report and drawings
  • Construction Programme
  • Preliminary Inspection Plans from Design Certifier and any Ancillary Certifiers
  • Ancillary Certificates from Ancillary Certifiers i.e. Structural Engineer, M+E engineer

Step 7: Submit fee of €30 per dwelling The commencement notice will then be granted within two weeks of this. You cannot start works within 14 days and if you haven’t started within 28 days, the commencement notice must be resubmitted.

Validation

This will occur prior to commencing construction on site and is where the Commencement Notice is submitted to the Building Control Authority along with Notices of Assignment (Builder and Assigned Certifier), Undertakings, the Design Certificate and accompanying plans and documentation. Preliminary Inspection Plan is required to be prepared and submitted. All information will be submitted using the new online Building Control Management System www.localgov.ie/bcms. The commencement notice must be received by the Building Control Authority not less than 14 days and not more than 28 days before commencing works on site.

Proposed Implementation

We would propose the following:

  1. All consultants to meet for a design team meeting inspection on a fortnightly basis.

  2. Construction Programme will be adhered to and updated if there are any changes.

  3. All consultants will be required to adhere to this and will have to inspect as set out in their preliminary inspection plans.

  4. All consultants will be contacted at least 3 working days prior to an inspection.

  5. All consultants will be required to furnish us with their inspection reports within one week of their inspection.

  6. We would set up a system where all relevant documentation will be uploaded to. This system will only be viewable by all and editable by the design team.

  7. Builder to provide programme progress report every Friday. 8. All delivery dockets to be kept and scanned and sent to Assigned Certifier

  8. Any changes to specifications i.e. window manufacturers to be agreed with Design Certifier prior to procurement

  9. Ancillary Certificates will be required for any design area outside the scope of the Design Certifier

  10. All compliance requirements will need to be agreed and completed in accordance with the Councils requirements

  11. Confirmation of point 10 above will be required prior to submission of the Completion Certificate.

Construction stage – assessment and inspection

During construction, inspections are carried out in accordance with the Inspection Plan. It is expected that local authorities will inspect 12% to 15% of new buildings during construction and inspections will be targeted and based on risk assessments. Therefore they are likely to be focused on multi-unit developments such as apartments

Completion stage

Approximately 3 to 5 weeks in advance of occupying the building, the Certificate of Completion is submitted along with the actual inspection plan implemented as well as plans, calculations, specifications and particulars demonstrating how the completed project has complied with the Building Regulations.

Within 21 days of submitting the certificate of completion, the Building Control Authority will consider whether the certificate is valid and if valid, include details of the certificate on the statutory register at which point the building can be opened, used or occupied.

After 21 days, if the authority has not reverted, the building is automatically added to the register.

Within 21 days, if the certificate is regarded as not being valid, the Building Control Authority will reject the certificate and notify the Assigned Certifier giving reasons the certificate cannot be accepted or require the Assigned Certifier to submit such revised certificate or additional documentation as may be deemed necessary by the authority for the purposes of validation. Upon receipt of further information, the authority have 7 days to revert.

If a building is not added to the register it cannot be opened, used or occupied.

What information needs to be submitted with a Certificate of Compliance on Completion?

At completion stage, the Assigned Certifier is required to submit the following to the Building Control Authority:

  • A Certificate of Compliance on Completion signed by the Builder and by the Assigned Certifier
  • Plans, calculations, specifications and particulars, showing how the completed building has achieved compliance with the Building Regulations must be lodged on the Building Control Management System when the Certificate of Compliance on Completion is submitted or at an earlier date. Where design documents have changed or supersede design documents previously lodged with the Building Control Authority with the Commencement Notice or at a later date, any such difference should be clearly identified;
  • The Inspection Plan as implemented by the Assigned Certifier in accordance with the Code of Practice

Submission of the Certificate of Compliance on Completion

Approximately 3 to 5 weeks in advance of occupying the building, the Certificate of Completion is submitted along with the actual inspection plan implemented as well as plans, calculations, specifications and particulars demonstrating how the completed project has complied with the Building Regulations.

Within 21 days of submitting the certificate of completion, the Building Control Authority will consider whether the certificate is valid and if valid, include details of the certificate on the statutory register at which point the building can be opened, used or occupied.

After 21 days, if the authority has not reverted, the building is automatically added to the register.