The Building Regulations Explained and Illustrated

Since publication of the first edition in 1976, The Building Regulations: Explained and Illustrated has provided a detailed, authoritative, highly illustrated and accessible guide to the regulations that must be adhered to when constructing, altering or extending a building in England and Wales.

This latest edition has been fully revised throughout. Much of the content has been completely rewritten to cover the substantial changes to the Regulations since publication of the 13th edition,  to ensure it continues to provide the detailed guidance needed by all those concerned with building work, including architects, building control officers, Approved Inspectors, Competent Persons, building surveyors, engineers, contractors and students in the relevant disciplines.

M. J. Billington, BSc, MRICS, MIoR, who has worked on various editions of this book since 1986, is a Chartered Building Surveyor. He was formerly Senior Lecturer in building control and construction at De Montfort University, Leicester, before leaving to join the private sector, where he continued to act as visiting lecturer at a number of universities. Currently he is Managing Director of Construction Auditing Services Ltd, a company that specialises in latent defects technical auditing, and is Chairman of Certass Ltd, one of the leading Building Regulations Competent Persons Schemes for building fabric. Mike is a regular contributor to Knights Building Regulations and is widely published in the fields of building control and building surveying.

S. P. Barnshaw, BSc(Hons), MRICS, C.Build E, FCABE is Associate Director - Technical at jhai Limited. Qualified as a Chartered Surveyor and Chartered Building Engineer, Stephen has 30 years experience in the building surveying and building control profession. He has managed services within the private and public sectors and worked on a wide range of high profile buildings and frameworks. He has also been involved in professional training for many years and is Chair of an RICS professional membership panel.

K. T. Bright, MSc, FRICS, FBEng, MCIOB, NRAC (Consultant), is Emeritus Professor of Inclusive Environments at the University of Reading and Visiting Professor of Inclusive Environments in the School of Art and Design at the University of Ulster. He has published widely in academic and practice journals and is the author and editor of several highly regarded reference books related to the development of inclusive environments.

A. Crooks, FRICS, C.BuildE, FCABE, MIFireE is Chief Executive at jhai limited, one of the UK's largest approved inspectors. Andrew is a Chartered Surveyor, Chartered Building and Fire Engineer and has 25 years of industry experience delivering services within the private and public sectors on a wide range of buildings and frameworks. He is an RICS and CABE professional membership Chairman and Assessor and a member of the CICAIR Ltd Committees relating to the regulation of Approved Inspectors.

About the author xi

Preface to the fourteenth edition xiii

Acknowledgements xvii

I Legal and administrative

1 Building control: An overview 1.1

1.1 Introduction 1.1

1.2 The Building Act 1984 1.2

1.3 The linked powers 1.3

1.4 Building Regulations 1.4

1.5 Building Regulations: Exemptions 1.6

1.6 Dangerous structures, etc. 1.10

1.7 Other legislation 1.12

2 The Building Regulations and Approved Documents 2.1

2.1 Introduction 2.1

2.2 Division of the Regulations 2.1

2.3 Approved Documents 2.6

2.4 Definitions in the Regulations 2.10

2.5 Exempt buildings and work 2.17

2.6 Application of the Regulations 2.19

2.7 Regulation requirements 2.24

2.8 Schedule 1: Technical requirements 2.25

2.9 Relaxation of regulation requirements 2.26

2.10 Type relaxations 2.27

2.11 Continuing requirements 2.28

2.12 Testing and sampling 2.28

2.13 Testing and Commissioning 2.29

2.14 Unauthorised building work 2.30

2.15 Contravening works 2.31

3 Local authority control 3.1

3.1 Introduction 3.1

3.2 The local authority 3.2

3.3 Building notice procedure 3.2

3.4 Exemptions from the requirement to give a building notice or deposit full plans 3.4

3.5 Deposit of plans 3.4

3.6 Notice requirements 3.7

3.7 Completion certificate 3.9

4 Private certification 4.1

4.1 Introduction 4.1

4.2 Insurance requirements 4.2

4.3 Approval of inspectors 4.4

4.4 Approved persons and self�]certification by competent persons 4.8

4.5 Self�]certification schemes and the Approved Inspector 4.8

4.6 Independence of Approved Inspectors 4.9

4.7 Approval of public bodies 4.9

4.8 Private certification procedure 4.10

4.9 Plans certificates 4.19

4.10 Final certificates 4.20

4.11 Public body’s notices and certificates 4.21

4.12 Prescribed forms 4.21

5 Work under the supervision of a competent person 5.1

5.1 Introduction 5.1

5.2 Principles of self�]certification 5.2

5.3 Benefits of competent person schemes 5.2

5.4 Joining a competent person scheme 5.5

5.5 Legislative background 5.6

5.6 Building regulation requirements 5.6

5.7 Self�]assessment 5.11

5.8 Non�]notification 5.12

5.9 Regulation 20 applied to local authorities 5.14

5.10 Regulation 20 applied to Approved Inspectors 5.14

5.11 Approval of competent person schemes 5.14

II Technical

6 Structural stability (Part A) 6.1

6.1 Introduction 6.1

6.2 Loading 6.2

6.3 Ground movement 6.3

6.4 Guidance on structural design in buildings of all types 6.3

6.5 Structural requirements in existing buildings subject to change of use 6.7

6.6 Design of structural members in houses and other small buildings 6.8

6.7 Buttressing walls, piers and chimneys 6.25

6.8 External wall cladding 6.48

6.9 Replacement of roof coverings 6.51

6.10 Disproportionate collapse 6.52

7 Part 7 – Fire (Part B) 7.1

7.1 Introduction 7.1

7.2 Terminology 7.6

7.3 Occupancy classifications: Purpose groups etc. 7.16

7.4 Rules for measurement 7.21

7.5 Means of warning and escape in case of fire 7.25

7.6 Means of escape 7.26

7.7 Interpretation of AD B1 7.28

7.8 General requirements for means of warning and escape 7.31

7.9 Rules for measurement for means of escape 7.33

7.10 Fire alarm and fire detection systems 7.37

7.11 Sprinkler systems 7.44

7.12 Means of escape in dwellinghouses 7.46

7.13 Flats and maisonettes 7.54

7.14 Means of escape from buildings other than dwellinghouses, flats and maisonettes 7.73

7.15 General recommendations common to all buildings except dwellinghouses 7.96

7.16 Alternative approach to the provision of means of escape in selected premises 7.103

7.17 Internal fire spread (linings) 7.112

7.18 Internal fire spread (structure) 7.125

7.19 Fire resistance and structural stability 7.125

7.20 Compartment walls and floors: Construction details 7.143

7.21 Concealed spaces (cavities) 7.155

7.22 Pipes, ventilation ducts and flues 7.162

7.23 Variations to the provisions of parts relating to B3 in the ADs 7.166

7.24 External fire spread 7.168

7.25 External walls 7.168

7.26 Special provisions relating to shopping complexes and buildings used as car parks 7.196

7.27 Shopping complexes 7.199

7.28 Access and facilities for the fire service 7.199

7.29 Firefighting and the use of insulating core panels for internal structures 7.212

7.30 Regulation 38: Provision of information 7.215

8 Materials, workmanship, site preparation and moisture exclusion (Part C) 8.1

8.1 Materials and workmanship 8.1

8.2 The influence of European standards 8.2

8.3 The Construction Products Regulations 2011 8.3

8.4 Materials and workmanship 8.4

8.5 Site preparation and moisture exclusion 8.8

9 Toxic substances (Part D) 9.1

9.1 Introduction 9.1

9.2 Cavity insulation 9.1

10 Sound insulation (Part E) 10.1

10.1 Introduction 10.1

10.2 Performance standards 10.4

10.3 Pre�]completion testing 10.9

10.4 Separating walls and their flanking constructions: New buildings 10.14

10.5 Separating floors and their flanking constructions: New buildings 10.37

10.6 Dwelling houses and flats formed by material change of use 10.53

10.7 Internal walls and floors for new buildings 10.61

10.8 Rooms for residential purposes 10.66

10.9 Robust Details: An alternative to pre�]completion testing 10.69

10.10 Reverberation in common parts of buildings 10.73

10.11 School acoustics 10.79

10.12 Calculation of sound transmission indices 10.79

10.13 The calculation of mass 10.86

10.14 Explanation of important terms 10.89

11 Ventilation (Part F) 11.1

11.1 Introduction 11.1

11.2 Definition and interpretation of terms 11.2

11.3 General principles 11.5

11.4 Part F: The requirements and their applicability 11.8

11.5 The ventilation of new dwellings 11.11

11.6 The ventilation of new buildings other than dwellings 11.29

11.7 Work on existing buildings 11.37

11.8 Performance�]based ventilation 11.39

11.9 Passive stack ventilation (PSV) system design 11.44

11.10 Ingress of external pollution 11.46

12 Sanitation, hot water safety and water efficiency (Part G) 12.1

12.1 Introduction 12.1

12.2 Definition and interpretation of terms 12.3

12.3 Part G1: Cold water supply 12.7

12.4 Part G2 and Regulation 36: Water efficiency 12.9

12.5 Part G3: Hot water supply and systems 12.12

12.6 Part G4: Sanitary conveniences and washing facilities 12.24

12.7 Part G5: Bathrooms 12.27

12.8 Part G6: Food preparation areas 12.27

13 Drainage and waste disposal (Part H) 13.1

13.1 Introduction 13.1

13.2 Repairs, alterations and discontinued use of drains and sewers 13.1

13.3 Sanitary pipework and drainage 13.4

13.4 Wastewater treatment systems and cesspools 13.38

13.5 Greywater and rainwater storage tanks 13.51

13.6 Rainwater drainage 13.52

13.7 Rainwater drainage below ground 13.60

13.8 Building over existing sewers 13.66

13.9 Separate systems of drainage 13.70

13.10 Solid waste storage 13.72

14 Combustion appliances and fuel storage systems (Part J) 14.1

14.1 Introduction 14.1

14.2 Interpretation 14.3

14.3 Rules for measurement 14.11

14.4 Checking the condition of combustion installations before use 14.11

14.5 Requirement J1: Air supply 14.13

14.6 Requirement J2: Discharge of products of combustion 14.23

14.7 Requirement J4: Protection of building against fire and heat 14.47

14.9 Test methods 14.65

14.10 Requirement J5: Provision of information 14.69

14.11 Alternative means of compliance 14.71

14.12 Requirement J6: Protection of liquid fuel storage systems 14.72

14.13 Requirement J7: Protection against pollution 14.77

15 Protection from falling, collision and impact (Part K) 15.1

15.1 Introduction 15.1

15.2 Stairways, ladders and ramps (K1) 15.2

15.3 Application 15.2

15.4 Interpretation 15.3

15.5 General recommendations for stairways and ramps 15.5

15.6 Stairway construction 15.7

15.7 Internal and external ramps which form part of a building 15.13

15.8 Guarding of stairways, ramps and landings 15.14

15.9 Access to maintenance areas 15.16

15.10 Alternative approach to stairway design 15.17

15.11 Protection from falling 15.17

15.12 Vehicle barriers and loading bays 15.18

15.13 Protection against impact (with glazing) 15.19

15.14 Protection from collision with open windows, skylights or ventilators 15.22

15.15 Manifestation of glazing 15.25

15.16 Safe use of windows, skylights and ventilators 15.25

15.17 Safe access for cleaning glazed surfaces 15.27

15.18 Generally 15.28

15.19 Safe use of doors 15.29

15.20 Sources of further guidance 15.30

16 Conservation of fuel and power (Part L) 16.1

16.1 Introduction 16.1

16.2 Definition and interpretation of terms 16.2

16.3 The Buildings Regulations 2010 relevant to Part L 16.10

16.4 Part L: Exemptions and relaxations from Part L 16.18

16.5 Part L: The requirement and general applicability 16.25

16.6 Approved Document L1A: Conservation of fuel and power in new dwellings 16.26

16.7 Part L1B: Conservation of fuel and power in existing dwellings 16.46

16.8 Part L2A: Conservation of fuel and power in new buildings other than dwellings 16.57

16.9 Part L2B: Conservation of fuel and power in existing buildings other than dwellings 16.80

16.10 U�]values 16.95

16.11 Part L 2010 Wales 16.126

16.12 References 16.127

17 Access to and use of buildings (Part M) 17.1

17.1 Introduction 17.1

17.2 Interpretation 17.6

17.3 Application 17.9

17.4 Volume 1: Dwellings 17.10

17.5 Volume 2: Buildings other than dwellings 17.20

17.6 Means of escape in case of fire 17.50

17.7 In conclusion 17.50

17.8 Sources of further guidance 17.50

18 Electrical safety (Part P) 18.1

18.1 Introduction 18.1

18.2 Requirement P1 18.2

18.3 Design and installation 18.3

18.4 Application of Part P 18.4

18.5 Certification, inspection and testing 18.6

18.6 Interpretation 18.8

19 Security (Part Q) 19.1

19.1 Introduction 19.1

19.2 Interpretation 19.2

19.3 Requirement Q1: Unauthorised access 19.3

19.4 Requirement Q1: Performance 19.3

19.5 Doors 19.4

19.6 Windows 19.6

19.7 Bespoke timber secure doorsets 19.6

Index I.1

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