Approved Inspector vs. Local Authority Building Control: Which Should You Choose?

Two Routes to Building Regulations Approval

Under the Building Act 1984 and the Building Regulations 2010, any work that is subject to Building Regulations must be inspected and approved. In England, this can be done by:

1. Local Authority Building Control (LABC): The council's own Building Control department
2. Approved Inspector: A private company or individual registered and approved to carry out Building Control functions

Both routes result in the same outcome if the work complies: a Completion Certificate confirming that the work is in compliance with Building Regulations.

Important Change: The Building Safety Act 2022

The Building Safety Act 2022 introduced a new framework for Building Control. From April 2024:

• Private Approved Inspectors were rebranded as Registered Building Inspectors working for Registered Building Control Approvers
• A new oversight body — the Building Safety Regulator — has responsibility for the new higher-risk building regime and oversight of the whole sector

For most domestic extensions and refurbishments in London (i.e., not high-rise residential buildings), the practical options remain LABC or a private Registered Building Control Approver (formerly Approved Inspector). The core differences remain similar to those described below.

Local Authority Building Control

Advantages

• Established relationship with the planning and enforcement teams in the same council
• Consistent approach — particularly useful for complex or unusual projects where local knowledge matters
• If there is a dispute about compliance, the council carries its own enforcement powers
• For listed buildings or Conservation Area properties, LABC may be more familiar with local heritage requirements

Disadvantages

• Can be slower for initial responses and inspection bookings
• Fixed fee scales that may be higher than private inspectors for some project types
• Response times for queries may be slower depending on staff capacity

Private Registered Building Control Approvers

Advantages

• Often faster service and more flexible inspection scheduling
• More commercially responsive — you can call a named inspector rather than a generic department
• Can sometimes be more pragmatic in approaching borderline compliance questions
• National reach — useful if you have multiple projects in different areas

Disadvantages

• Cannot serve enforcement notices (they must refer non-compliance back to the local authority)
• May be less familiar with specific local planning and heritage requirements
• Quality varies — choose a well-established practice with relevant residential experience

Which Route for London Residential Projects?

For a straightforward rear extension, loft conversion, or refurbishment in London:

• Either route works fine
• Many contractors and architects have existing relationships with both LABC and specific private inspectors and can recommend based on project type
• Speed of service and value for money are often the deciding factors

For complex projects (basements, structural alterations to listed buildings, large extensions with challenging party wall situations):

• LABC may be preferable where the local relationship and integrated enforcement capability matters

The Application Routes

Whichever route you choose, there are two main application types:

• Full Plans Application: Drawings and specifications are submitted before work starts and approved in advance. Recommended for most projects.
• Building Notice: No drawings submitted — work proceeds immediately, with inspections during construction. Only suitable for simple works where the contractor is confident of compliance. Not applicable to all project types.

Completion Certificates

At the end of the project, both LABC and private Registered Building Control Approvers issue a Completion Certificate (or Final Certificate under the private route). This is a valuable document — retain it, as it will be requested on sale of the property.

RCB Design & Build

RCB coordinates Building Regulations submissions on behalf of clients and works with both LABC services and private Registered Building Control Approvers across London boroughs. We recommend the appropriate route based on the project type, programme, and location.