Private Building Control vs Local Authority Building Control

When you're planning building works — whether an extension, renovation, new build or other structural alteration — you’ll almost certainly need Building Control. Choosing between Local Authority Building Control and a Private (Approved) Inspector is an important decision. Below we explain what Building Control is, what a Building Inspector does, the pros and cons of each route, and how Rogate Construction can assist you in making the best choice for your project.

What is Building Control?

Building Control is the regulatory system that ensures all building work complies with the Building Regulations in England and Wales. These regulations set standards for safety, health, accessibility, energy efficiency, structural stability, fire safety, and many other aspects of construction.

The Building Control framework applies from the initial plan drawings through to final inspections, ensuring the entire build is up to legal standard. Without Building Control approval, you risk serious consequences: work might need to be altered or removed, legal issues could arise, and you may struggle with mortgage or insurance matters when selling or remortgaging.

Role of the Building Inspector / Building Control Officer

A Building Inspector (also called a Building Control Officer or Surveyor) is responsible for:

• Assessing the plans, drawings, specifications and structural or engineering elements before work starts to ensure compliance.

• Carrying out inspections at key stages during construction — for example foundations, drainage, insulation, structural works, fire safety elements etc.

• Ensuring the work meets all relevant building regulations, including accessibility, energy efficiency, ventilation, fire protection, insulation etc.

• Issuing a completion certificate (or final certificate) once satisfied that the completed works meet regulations. This certificate is essential for legal compliance, and for lenders, insurers, and future sale.

Since recent legislative changes (e.g. under the Building Safety Act, and from April 2024 with the Building Safety Regulator), all Building Control professionals (both local authority ones and private/approved ones) must meet stricter competence standards, be registered, and follow codes of professional conduct.

Local Authority vs Private Building Control: Pros & Cons

Here’s a comparison of the two options:

Feature	Local Authority Building Control	Private Building Control (Approved / Registered Building Control Approver)
Regulation & Accountability	Being part of the council, they have statutory powers to enforce the Building Regulations, issue notices, prosecute if necessary. Typically more “official”.	Also legally bound (registered inspectors) and must meet same Building Regulations. But if issues arise, sometimes handovers to local authority may become necessary. Must be registered and insured.
Cost	Sometimes more predictable, published fee schedules. For simple or standard jobs, may be more cost-effective.	Costs can be competitive; approved inspectors often quote per job. For more complex or bespoke builds, private may offer better value for speed and specialist handling.
Speed & Flexibility	Often less flexible: more formal procedures, possibly longer lead times for plan checks, inspections. May have fixed schedules.	Tend to offer quicker turnaround on plan checks, more flexibility with inspection scheduling, more client-focused responsiveness.
Local Knowledge	Local inspectors often have deeper knowledge of local conditions, local planning precedents, common ground or drainage issues etc. Can be helpful in anticipating local authority concerns.	Private inspectors may or may not have the same local embedded knowledge; depends on their experience in the region. If you choose well, they can match or exceed in technical expertise.
Consistency of Contact	Sometimes you might deal with different officers at different stages (depending on workload, staff availability) which can lead to variable experience.	More likely to have the same person (or small team) involved throughout, which can help with consistency, communication, and understanding of the project.
Enforcement Power	Full power of local authority to enforce the regulations, issue remedial orders etc.	They do issue completion certificates and can enforce via the legal framework, but ultimate enforcement might involve the local authority; their jurisdiction/licence may restrict certain actions.
Risk & Reliability	Generally regarded as lower risk in terms of compliance and recognition by banks, insurers; less chance of dispute or question over credentials.	If chosen well, private inspectors are legitimate, competent, insured and registered, but there is more risk if you pick an under-qualified or poorly resourced inspector. Must ensure inspector is properly registered with the Building Safety Regulator.

Which One is Best for Your Project

There’s no one-size-fits-all answer. The right choice depends on:

• The complexity of the project (structural work, unusual materials, site constraints).

• How important speed and responsiveness are for you (e.g. tight schedule).

• Your budget.

• Local conditions or history (ground, drainage, neighbouring constraints).

• Risk tolerance (you want the most assurance vs you’re willing to manage more of the process).

Building Plans: Planning vs Building Control

It’s often assumed that once you have planning permission, you’re good to go — but planning drawings and building control drawings serve different purposes and are often—though not always—different.

• Planning drawings focus on appearance, siting, scale, massing, how your project fits within its surroundings, visual impact, neighbour impact.

• Building Control (regulation) drawings cover technical details: structural engineering, fire safety, insulation/sound/waterproofing, drainage, accessibility, ventilation, materials, etc. Sometimes additional drawings or specifications will be needed that were not in your planning submission.

At Rogate Construction, we ensure that both sets are prepared (or can assist in arranging them), so your planning permission and your Building Control approval can proceed smoothly without delay or conflicting requirements.

How Rogate Construction Can Help

At Rogate Construction Limited:

• We have extensive experience working with both Local Authority Building Control and private Building Control specialists. We can recommend private inspectors / approved inspectors with whom we regularly work and trust. These recommendations can help you pick someone competent, reliable, and appropriate for your project.

• We guide you through both planning drawings and building regulation drawings, ensuring the technical details are addressed so your Building Control application is successful.

• We help you understand the inspections schedule, coordinate with the inspector, ensure compliance as works progress — reducing risk of delays or extra costs.

Summary

Building Control is essential for any project involving structural, safety, or technical works. Whether you go via Local Authority or Private Approved Inspector, you need to ensure compliance with the Building Regulations from start to finish. Private Inspector routes often offer more flexibility, speed, and possibly more personalised service; local authority routes offer statutory backing, local knowledge, perhaps more predictability in some contexts. The choice should be made based on your project’s type, urgency, complexity, and your own priorities.

If you're planning works, talk with us at Rogate Construction. We can help you weigh the pros and cons for your specific project, arrange the suitable Building Control route, and ensure both planning and technical approvals are lined up properly.