Building Warrants

With the exception of certain classes of building, all building work must comply with the Scottish Building Regulations. It is an offence for anyone to carry out building works, other than those exempted, without a building warrant from the local authority. It is the responsibility of the building owner to apply for and obtain the warrant. Building control officers employed by the council will advise on what drawings, specifications and other information are required to enable them to check for compliance with the regulations. For very minor work, only limited plans may be needed, but large projects require extensive information. A fee is payable at the time of application for a building warrant based on the estimated cost of the building works.

Typically, a building warrant requires the project to be taken to a level of detail where approximately 55 - 65% of the architect's services are provided. The project will be described in the form of 1:100 or 1:50 plans, sections, elevations, and in many cases, by detailed construction drawings, also showing services and structure. Engineer's drawings (where required) will have to be prepared and these elements integrated into the design. All elements of construction which impinge on the regulations will require to have specified. Where the final design varies from the approved warrant drawings, an amendment to warrant will be required, again requiring the same level of detail.

The local authority is responsible for the enforcement of the regulations and in most cases difficulties or disagreements over interpretation are resolved by discussion with the local authority. There is, however, a right of appeal to the Sheriff Court in the event of refusal to grant warrant and certain other actions of the local authority.

The time required by the local authority for checking depends on the size or complexity of the project, and any adjustments required, so no time limit is set. Most authorities however operate targets for responding. A warrant is valid for three years from issue, but this period can be extended if requested within that period. A warrant is also required for the demolition of a building. Your architect will usually be able to indicate the timescale required for design and warrant application, but the time thenceforth required for approval will be dependent on the Authority's workload at the time.

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