Category Archives: Building Regulation

Framework for Building Control Authorities | June 2016

cover.pdf [Converted]

01 September 2016

The Framework for Building Control Authorities Version 1.1 was launched in June 2016 (see link here).  This new Framework replaces Version 1.0  published in June 2014 (see link here).  

The 77 page document (up from 64 pages)  is the ‘manual’ produced by the City and County Managers Association (CCMA) for Building Control Authorities in applying Building Control Regulations and as such is essential reading for anyone involved in construction.  The most significant new sections are about Building Control appeals to An Bord Pleanala, phased completion and opt-out provisions.  The most interesting part of the new Framework document in on page 12:

“Chester Bowles concluded from his experience with the U.S. Office of Price Administration during World War II that 20 per cent of all firms would comply unconditionally with any government rule, five per cent would attempt to evade it and the remaining 75 per cent are also likely to comply, but only if the enforcement threat to the dishonest five per cent is credible. Source: improving regulatory compliance: strategies and practical applications in OECD countries, John Braithwaithe, 1993

The BRegs Blog have reported on a wide variation of interpretations and applications of BC(A)R SI.9 since implementation in March 2014, and as such this attempt to standardise approaches is welcome (albeit over 2 years following implementation of BCAR).  The BRegs Blog is not aware of any guidance from relevant stakeholders on this document.  Many commentators and industry experts are critical of the lack of enforcement by Local Authority Building Control since our current privatised system of “self-regulation” was introduced in 1992.  Extract from Framework document:

“Building Control apply generally to new buildings and to existing buildings which undergo an extension, a material alteration or a material change of use… The purpose of the Framework is to provide guidance for Building Control Authorities (BCAs) with respect to undertaking their functions under the Building Control Acts 1990 to 2014 and the Building Control Regulations 1997 to 2015.

pyramid.pdf [Converted]

The ‘Enforcement Pyramid’ (source: Framework for BCAs,  June 2016 p5)

Standardisation and co-ordination nationally of the statutory building control processes, including those listed hereunder, i.e. Notices, Applications, Certificates of Compliances and

Building Control Register

  • Processing and validation of Commencement Notices (CNs);
  • Processing and validation of 7 Day Notices;
  • Inspections and assessments during construction;
  • Processing and validation of Certificates of Compliance on Completion (CCC);
  • Processing, validation and adjudicating on applications for Relaxation of and/or Dispensation from particular requirements of the building regulations.
  • Processing, validating, assessing and granting/refusing Fire Safety Certificate (FSCs) applications-including regularisation and revised fire safety certificate applications; and
  • Processing, validating, assessing and granting/refusing Disability Access Certificate (DACs) applications-including revised disability access certificate applications.
  • Maintenance of the Statutory Building Control Register.
  • Processing of Appeals under to the Board under section 7(1)(a) or 7(1)(b) of the Act”

Download PDF here: Framework for BCAs Version 1.1 June 2016p77.pdf [Converted]p77.pdf [Converted]

BCMS Steering Committee Members (source: Framework for BCAs,  June 2016)

Other posts of Interest:

Framework for Building Control Authorities – Version 1: July 2014

Firetrap Homes | “Fingal CoCo ‘head in the sand’ approach to building control”

Oireachtas Committee on Housing and Homelessness Report recommends Building Control Changes

“Building control regulations not fit for purpose” | Sunday Business Post

How much does Building Control cost in the UK (Northern Ireland) for apartments?

What do Building Control Regulations cost for a typical apartment?

Q + A: Local Authorities and Building Control Regulations | Eoin O’Cofaigh

An ounce of oversight or a pound of legal fees? | Building Control in Ireland 2015

What Building Control could learn from the NCT | Orla Hegarty MRIAI

One year on: Reflections on the Building Control Amendment Regulations (SI.9 of 2014) | Michael Collins FRIAI

Minister Kelly approves 200 staff: will any go to building control?

Complaint Procedures for BC(A)R SI.9? Construction Industry Register Ireland (CIRI.ie)

Complaint_Department___

30 April 2015

Minister Alan Kelly has noted that the new building regulations have robust complaints procedures for each discipline involved, guaranteeing consumer protection that if a registered member was found to be in breach of their duties then robust disciplinary procedures would result.

Under SI.9 each key stakeholder handles complaints against their own members- Chartered Surveyors police their own SCSI register, architects police the RIAI register etc. Industry commentators consider this to be a clear conflict of interest. Others have suggested that the bar for sanctions and disqualification has been set very high deliberately, that removal from a register may be a remote possibility for members only in the event of gross misconduct.

The reality is despite numerous recent high-profile building failures there have been no sanctions against architects or surveyors for complaints in the past 6 years.

We will examine some dispute procedures in various registers in upcoming posts. In this one we will look at the Builder’s register, CIRI.

The Construction Industry Federation (CIF) operate CIRI, the new register for builders written into BC(A)R SI.9. CIRI is currently voluntary but is due to come in on a statutory footing in 2015. The CIF section dealing with complaints under the new CIRI construction register,  is here. We quote directly from the section on complaints about contractors [emphasis in bold by BRegs Blog].

Extract:

“Before making a complaint to the CIRB, the following actions are advised:

You should put your concerns in writing … You should check the terms of contract… You should raise your concerns with your appointed Designer and Assigned Certifier and ascertain if this can bring about a resolution to concerns raised…If you do not receive a satisfactory response to the concerns raised…you may contact the CIF for general advice.”

“What can the CIRI do?

…Under the provisions of the Construction Industry Register Ireland, the CIRI will offer an independent Mediation Service aimed at resolving problems and disputes between registered members and their clients…

The CIRI is not in a position to intervene in any contractual dispute between a registered member and a client or to give specific advice or assistance on any technical issue.”

Under new building regulations introduced last March, an Assigned Certifier has no rights to instruct any builders or even to enter the building site. It is difficult to see how any professional occupying this role could be in a position to resolve any disputes. The only action that an Assigned Certifier can take is threaten to withhold a Completion Cert. In many cases the Assigned Certifier is an employee or directly contracted consultant, a builder-developer could just fire the Assigned Certifier and hire someone else to sign off. Not great for the consumer.

Remarkably there is no recourse to any advisory service, complaints body or ombudsman in the new system. A building regulation dispute could become a stand-off between the builder and certifier. We wonder if the regulators, registered professionals and builders, will provide any new consumer protection?

Other posts of interest:

Opinion: Are builders + developers off the hook with BCAR?

‘Onerous’ Building Regulations must be amended – Minister Kelly

Imminent changes to SI.9 announced | Minister Alan Kelly T.D.

SI.9 causing major delays to school projects

Iaosb letter to Minister Kelly – Revoke or Revise S.I.9

RIAI Past Presidents Paper #1 | The Building Regulations and Consumer protection

S.I.9 – Where are we now? 27 October 2014

UK + Ireland | take a quick trip to Holyhead with Breg Blog…

How much would 100% independent inspections by Local Authorities cost?

€ 5 billion | The extraordinary cost of S.I.9 self-certification by 2020

5 Posts every builder must read- BC(A)R SI.9

Opinion: Are builders + developers off the hook with BCAR?

Press article: Government promotes developers over self-builders?

10,500 housing units completed in 2014

Bubble-Burst

It would appear from recent media comment that some industry sources are trying to hype up a “construction housing boom”. Figures for 2014 released from the Department of the Environment (DECLG) confirm that housing completions remain at depressed levels. There are many factors affecting housing supply but the figures clearly indicate that one of the unintended consequences of the new building regulations introduced in March 2014 is additional “red-tape” costs and legal uncertainty which is further inhibiting new housing starts.

The following is a summary of residential completions from the DECLG. It lists monthly completions since 1975, from January to October 2014 inclusive. Data for November and December 2014, traditionally a low for completions, is unavailable at time of writing.

Based on the table below one can assume there will be approximately 10,500 houses completed in 2014, similar to the 2011 recession level.

8,796 housing units (houses and apartments) were completed for first 10 months of 2014. Although this figure exceeds the total for the previous year (8,300 dwelling units), it should be recalled that 2013 was the lowest ever residential completion total since records began in 1975.

monthly house completions 1975-2014 (oct)

TABLE: Monthly House Completions 1975-2014 (Oct)

An initial analysis of information, available from the DECLG and other sources, suggest that NAMA and ‘ghost estate’ completions account for a significant amount of the increased supply in 2014. These are likely to be apartments already completed or part-completed and vacant for some time that only obtained ESB live connections this year (this is the criteria for the DECLG completion statistics).

The ESRI estimate 12,500 units will be required in 2015. Based on information available from the the BCMS Building Register, Commencements to December 2014 were still down 25% year on year directly following the implementation of the new Building Control system in March. The ESRI 2015 target may not be achieved with consequences for consumers, affordability of new housing and rental prices adding to the current housing crisis.

A review of the impact of the new building regulations is to take place shortly.

Download pdf here: monthly house completions 1975-2014 (oct)

Housing Completions

House Completions 1975-2014 

Other posts of interest:

BCMS Commencement Notices | Nine Months On

CSO | Construction output increased by 0.1% in Q3 2014

Developer-Led projected Sales Price for a Typical House

So What is an Independent Building Inspector and How Can they add value?

Central Bank | More turbulence in housing market?

“House building costs are 17% more than 2003 despite recession” – Bruce Shaw

Soaring house prices and rising rents could damage economy | National Competitiveness Council

Ghost estates and public housing: BC(A)R SI.9 | look back 6

rear-view-mirror

Ghost estates and public housing: BC(A)R SI.9 | look back 6

In this post from March 11th 2014, we explored the undue complexities that SI9 brings to many legacy projects of the celtic tiger years. Local Authorities may find out pretty soon that public housing/ghost estate projects may encounter similar problems to those that generated the SI.105 deferral for hospitals and schools. As the hoarding is up and works start on Priory Hall we wonder how remedial works that come under BC(A)R SI.9 will be completed.

BC(A)R SI.9 may add considerable costs to planned social housing completion of vacant units.

Original post below:

________________

article-1331380-0C207294000005DC-922_634x414

Ghost estates and public housing: BC(A)R SI.9

The recent deferral SI.105 introduced on 7th march for schools and healthcare buildings appears as a result of issues relating to additional costs, unavailability of professionals as certifiers, time delays due to industry readiness and no revised form of building contract (both private and public sector versions) that incorporates new Building Control (Amendment) Regulation SI.9 of 2014. One would suspect recent robust submissions by the architect’s representative body (RIAI) to Minister Ruairi Quinn, himself an architect and well briefed on the technical complexities of the new regulation, were a factor in getting to grips with the issues earlier than others.BC(A)R SI.9 affects social housing, capital spend by Defence, Social Welfare (employment exchanges in old-fashioned words), Arts/Heritage (Arts Centres but not work to National Monuments), and OPW (State offices but not Garda stations). SI.9 and SI.105 suggests two main issues:1. The State looking out for its own interests: GCCC Form for public contracts but ignoring the fact that the private sector forms and clients are equally affected (self-builders, SME’s and other private non-residential)2. Helping only half of the State spenders (admittedly the larger half) but completely overlooking Govt agencies who have not made representations (other departments that are unaware of implications of SI.9 on annual budgets).

For other departments that may not be as well briefed the same issues may well apply. Here is a link to a recent statement by Minister Jan O’Sullivan on 10th March 2014 regarding public housing:

http://www.environ.ie/en/DevelopmentHousing/Housing/News/MainBody,36875,en.htm

Government spend on public housing  from 2010 to 2012 dropped from €969m to €384m. At an average government spend of €675m per annum (source: Forfas report table 2.12 p 16 below), and assuming 3/4 qualifies under BC(A)R SI.9 this would suggest an annual extra cost (based on official industry estimates) of SI9 to be in region of €40m (8%). This figure is for the design and assigned certifier roles only, and excludes additional costs for ancillary certifiers, increased insurance costs and defensive specifications. The latter could be as much as an additional 5% extra on top of the construction cost of a project. This could bring the additional cost figure to over €70m, a huge impact on the department’s annual budget.

Notwithstanding direct costs, the implementation problems associated with hospitals and schools may apply to public housing and indeed completion of ghost estates. Due to vague wording of the Code of Practice it would appear that personal liability for certifier roles may require individual employees to take out individual professional indemnity insurance separate to companies that they work on behalf of (possibly including employees of local authorities). This early criticism of the Code of Practice appears to remain in the final version. This may result in delays for local authority projects where certifier roles are assumed in-house, as well as outsourced projects.

Many part-completed residential projects require multiple commencement notices. Current and future remaining phases will come under the remit of SI.9 as a result. Extended planning permissions may require material alterations to comply with current revised technical guidance documents (Part L for example). As a result they may require commencement notices and trigger compliance with SI.9.

This is an issue that affects completion of ghost or incomplete housing estates. Professionals and local authorities tasked with completion of these could discover  the legally “loose and vague” language of S.I9 may incur liability for previous stages completed (e.g. drainage or structural infrastructure). Currently there is inadequate provision for exclusions on the certificates issued under SI.9. Future legal actions may well determine these certificates are guarantees for entire developments, even though certifiers may only have been part-involved for works to finish out projects.

Given the technical complexity of SI.9 and the vague liability boundaries in the Code of Practice, Local Authorities may find out pretty soon that public housing/ghost estate projects may encounter similar problems to those that generated the SI.105 deferral for hospitals and schools.

How long will it be before BC(A)R No. 3 of 2014 appears? Deferral for ghost-estates and public housing?

Link to Forfas report:

“House building costs are 17% more than 2003 despite recession” – Bruce Shaw

Ch.3_—_Ireland

Ireland, Knowledge Centre – Bruce Shaw

Professionals frequently refer to the Bruce Shaw Annual Review for information on costs, trends and the construction industry generally. In this post we look at activity in the house building sector and where savings could be targeted to make housing more affordable. Here’s  link to the full document: Bruce Shaw Knowledge Centre

This year’s edition of the Bruce Shaw Annual Review is no different providing a wealth of interesting and accurate information on a multitude of aspects of the construction industry. It is not the only one of its type but source information frequently is Central statistics Office data so is quite reliable.

We noted there has been a lot of media attention at a predicted “construction boom” with an output of €11Bn forecast for 2015. When one removes the €600m associated with water meter installation, this figure reduces to €10.4Bn. A 15% increase on 2014 projected level of €9Bn is good news; however we are coming from a historic low point in construction activity.

€10Bn is the same as the 2010 level of construction output and well below the level needed to achieve a sustainable level of construction activity in the medium term- see Forfas Report (p10):

forfas report page 10.pdf [Converted]

(Pdf of Forfas Report: Ireland’s Construction Sector: Outlook and Strategic Plan to 2015: forfas)

Construction output is half a normal sustainable level and this indicates that there may be further market distortions due to supply and demand issues in some sectors and locations etc. To give this more modest forecast some background here is a graph with recent years construction output noted:

Value of Construction Output €m 2004 – 2014

construction output

We also note construction costs for housing remain stubbornly high. In the following graph we see that house-building costs are over 17% higher than in 2003, despite the recession. The graph illustrates that house-builders appear have kept costs high, preferring to delay activity to build demand and maintain profit margins rather than reduce costs. We note a recent Davy Research report that suggested Irish construction costs were 50% higher than in Northern Ireland. Economist Ronan Lyons has been calling for a full audit of the cost of building a home for some time- this would have many benefits because state investment in social housing would go further and new homes would become more affordable. (Link to Ronan Lyons commentary here).

House Construction Cost Index

houe cost index

In this series of tables showing house completions, we see that only 11%, 922 of the total of 8,301 dwellings completed in 2013 were apartments, suggesting that individual commissioned or self-built houses comprised a very high proportion of dwellings completed that year. Self-builders may well comprise over 50% of all houses completed in any one year.

Annual House Completions 2003 – 2013

house completions

Annual House Completions by Type 2003 – 2013

completions by type

Finally of interest to Government will be house building costs. Note the specific exclusions which generally add approximately +12.5% and additional costs of SI.9, estimated at between €20,000- €40,000 for a typical 4 bed house.

The Bruce Shaw figures exclude VAT, professional fees, SI.9 costs, developer’s profit and site costs. When the extra SI.9 cost of €21k ex vat, developers profit of 20% and other costs along with VAT of 13.5% is added to the build cost, the sales price of a typical 3-4 bed 125 SqM house is over €290,000 excluding site purchase costs. This excludes the cost impact of recently introduced social and affordable (Part V) levy of 10%.

 

house build costs.pdf [Converted]*Breg Blog note: for additional SI.9 costs for a typical house see SI.9 costs for a typical house | BRegs Blog

Other posts of interest:

€ 5 billion | The extraordinary cost of S.I.9 self-certification by 2020

How much would 100% independent inspections by Local Authorities cost?

‘Onerous’ Building Regulations must be amended – Minister Kelly

SI.9 Cost for 2014 = 3 x Ballymun Regeneration Projects

Ronan Lyons | Regulations pushing up the costs of homes

CSO- Dwelling units approved down 16.6% in one year

World Bank Report 2015 | Ireland’s poor construction regulations are the biggest drag on our ranking

12,000 social + affordable houses at no cost to taxpayer?

Soaring house prices and rising rents could damage economy | National Competitiveness Council

COVER.pdf [Converted]

In this article in the Independent from December 3rd 2014  “Soaring house prices and rising rents could damage economy“, author John Mulligan discusses the 2014 National Competitiveness Council (NCC) Annual Report. The report suggests that soaring house prices and rising rents could damage Ireland’s competitiveness. Link to NCC: National Competitiveness Council. About the NCC from their website:

The National Competitiveness Council was established by Government in 1997. It reports to the Taoiseach on key competitiveness issues facing the Irish economy and offers recommendations on policy actions required to enhance Ireland’s competitive position. The NCC was established by the Government in May 1997 as part of the Partnership 2000 Agreement. The Department of Jobs, Enterprise and Innovation provides the Council with research and secretariat support.

In previous posts we noted the spike and fall-off of commencements due to the introduction of BC(A)R SI.9, with industry estimates that the new regulations may cost the consumer, taxpayer and industry €5Bn by 2020. Uncertainty and significantly increased costs due to new building regulations is continuing to be a major drag on the feasibility of many new residential developments.

The reluctance of Ireland to embrace accepted international best practice to establish a system of independent inspections and regulation for our construction sector continues to impact on our international competitiveness.

Link to 2014 NCC Annual Report: Ireland’s Competitiveness Challenge 2014

Extract from article:

________

Soaring house prices and rising rents could damage economy

Soaring house prices and rising rents could damage Ireland’s competitiveness as workers seek higher wages in a desperate rush to get on the property ladder, a leading government think-tank has warned.

The National Competitiveness Council (NCC) has also strongly urged the Government to take measures to prevent the return of another damaging property bubble.

In its annual report published today, the NCC said the rapid growth in house prices and residential rents, particularly in Dublin, “represents a potentially destabilising development”.

It said the increases could lead to “adverse knock-on consequences in terms of prices and wage expectations across the entire economy”.

The stark warning comes amid spiralling home price increases in the capital due to a lack of available housing supply.

The Central Statistics Office said last week that house prices in the capital had risen by 24pc in the past year, while across the country they were 16.3pc higher.

A national survey from property website Daft.ie showed that rents in Dublin jumped 17pc over the past year, while in Cork they rose 8pc, and in Galway by 7pc.

“Such rapid growth in property costs, allied to issues around security of tenure, can be expected to have significant adverse knock-on effects on wages and inflation,” said the NCC, whose chairman is Dr Don Thornhill.

Jack O’Connor, the leader of trade union Siptu, said recently that he expected far more pay increase demands to be served on employers next year than were made this year.

He warned it could lead to an “explosion” of claims.

“While economic recovery remains fragile and Ireland is a long way from a return to the undesirable construction boom of the mid-2000s, we must take action now to ensure that the conditions which facilitated the property bubble are not allowed to re-emerge,” cautioned the NCC.

Central Bank governor Patrick Honohan has proposed a mortgage cap that could also squeeze many first-time buyers completely out of the housing market.

But the NCC said the Government should not try to intervene in the property market with a “quick-fix” solution to boost the housing supply.

It said that experience showed it took about 18 months or more to respond to increased demand.

“Strong demand for housing already exists in Dublin and some other urban areas and demand is likely to grow over time,” it added.

In the past number of months, planning applications have been lodged by developers for major housing developments in the capital, some of them for hundreds of homes.

But Dr Thornhill said Ireland could look to the broader economic future with a “greater sense of optimism”.

However, the NCC report also said that increases in personal taxation since the start of the recession had “eroded competitiveness and incentives to work”.

“The council is concerned that hard-won competitiveness gains made since 2008 are in danger of being eroded as the economy returns to growth,” added Dr Thornhill.

Other posts of interest:

Legal perspective: consumer benefit? BC(A)R SI.9

How much would 100% independent inspections by Local Authorities cost?

BCMS Commencement Notices | Nine Months On

CSO | Construction output increased by 0.1% in Q3 2014

The € 500 million + cost of S.I.9 in 2014 | Residential Sector

SI.9 costs for a typical house

Developer makes 27% profit in 6 months: warns against state housing.

A ‘perfect storm’ for housing?

€ 5 billion | The extraordinary cost of S.I.9 self-certification by 2020

Catherine Murphy TD | Today’s Housing Promises Won’t Bear Fruit for at Least Two Years

SI.9 Cost for 2014 = 3 x Ballymun Regeneration Projects

Ronan Lyons | Regulations pushing up the costs of homes

Sunday Business Post | Karl Deeter “Building regulations – rules don’t deliver results”

CSO- Dwelling units approved down 16.6% in one year

Want to live in Dublin? | Only the wealthy need apply!

SI.9 “each phase should be designed to stand alone” | BCMS

Half_price

The following email question to, and answer from the Building Control Management System (BCMS) was sent to us by a registered professional on the 11th December 2014.

The BCMS confirm that ” each phase of the development must be compliant and not have outstanding compliances in other phases even if this requires completing all the development works in advance”.

The BCMS clarification  suggests that completion of larger mixed-use projects and multi-unit residential schemes may be more onerous than was realised under the new regulations. Financing of larger projects frequently depends on early phases being complete and sold on, while later stages and some common areas, basements, roads and drainage may still be under construction. BReg Blog notes shown [ ]:

________

[Dear BCMS]

The Code of Practice says that phased completions are possible.

Does the BCMS Commencement Notice have to be done as ‘one per house’ so that there can be separate Completion Certs for each house?

Or

If it’s ‘one per estate’ for Commencement Notices (see RIAI advice) can you you then just submit separate Completion Certs for each house under the one Commencement Notice?  If so is the Register set up for this?

What is an ‘overall’ Completion Cert for the development (see RIAI advice) and what will this cover?

Is it the same for apartments?

RIAI advice says:

How will the Commencement Notice work for a Housing Estate of 100 Houses?

A.: One Commencement Notice to be issued, if all the houses are to be built together. If not then a number of Commencement Notices will have to be issued for each phase.

100 Completion Certificates will have to be issued; one for each house as completed, and then one for overall development/ external work.

localgov1localgov2

_________

Reply from BCMS, Date: 11 December 2014

Subject: Certificate of Compliance on Completion-Phased Completion Considerations

S. I. 9 of 2014 (9) A Certificate of Compliance on Completion may refer to works, buildings, including areas within a building, or developments, including phases thereof, and relevant details shall be clearly identified on the Certificate of Compliance on Completion itself, and subject to validation in line with the requirements at paragraphs (3) and (4), on the register.

Overview;

As a general rule the purpose of the Certificate of purpose of the Certificate of Compliance on Completion is to required for compliance with the;

  1. Administrative requirements as set out in the Building Control Regulations which is basically 3(a), (b)(i)  and the
  2. Design requirements 3(b)(ii) i.e. the requirements of the Second Schedule to the Building Regulations before
  3. Works or buildings can be opened, occupied or used

Therefore it is recommended that any phasing of developments for the purpose of Certificate of Compliance on Completion Certificates should be carefully considered in the context of interdependency of the Parts A-M with each other and the other phases in the development.

For the purpose of best practice housing development and construction compliance each phase should be designed to stand alone and as such compliance with Part A-M should be addressed both individually and collectively.

In essence each phase of the development must be compliant and not have outstanding compliances in other phases even if this requires completing all the development works in advance i.e. Part B access for fire appliances, Part H treatment systems, Part M access and use, Part L, J there may be district heating etc. in general each phase must stand alone and should be assessed on its merits; best method is to audit the phase against the particular requirements of the Building Regulations, a consolidated summary is set out below for ease of reference

Reference is made to the requirements of the Building Control Regulations the relevant section which is set out below;

“Building Control Regulations 1997-2014-Part IIIC – Certificate of Compliance on Completion

20F (1) Subject to paragraph (2), a Certificate of Compliance on Completion shall be submitted to a building control authority and relevant particulars thereof shall be included on the Register maintained under Part IV before works or a building to which Part II or Part IIIA applies may be opened, occupied or used.

(2) The requirement for a Certificate of Compliance on Completion shall apply to the following works and buildings –

(a) the design and construction of a new dwelling,

(b) an extension to a dwelling involving a total floor area greater than 40 square meters,

(c) works to which Part III applies.

(3) A Certificate of Compliance on Completion shall be –

in the form specified for that purpose in the Sixth Schedule, and

(b) accompanied by such plans, calculations, specifications and particulars as are necessary to outline how the works or building as completed –

(i) differs from the plans, calculations, specifications and particulars submitted for the purposes of Article 9(1)(b)(i) or Article 20A(2)(a)(ii) as appropriate (to be listed and included at the Annex to the Certificate of Compliance on Completion), and

(ii) complies with the requirements of the Second Schedule to the Building Regulations, and

[Part A — Structure; Part B—Fire Safety; Part C—Site preparation and resistance to moisture; Part D—Materials and workmanship; Part E—Sound; Part F—Ventilation; Part G—Hygiene;

Part H—Drainage and waste water disposal; Part J—Heat producing appliances; Part K—Stairways, ladders, ramps and guards; Part L—Conservation of fuel and energy; Part M—Access for disabled people]

(c) accompanied by the Inspection Plan as implemented by the Assigned Certifier in accordance with the Code of Practice referred to under article 20G(1) or a suitable equivalent.

Other posts of interest:

Have residential Completion Certificates been fully considered?

Completion Certificates for Multi-unit Housing

BCMS Completion Stage | No Ancillary Certificates required!

SI.9 causing major delays to school projects

SI.9 completion stage and the BCMS | Clouds are gathering!

5 Tips for Completion Certs

Press: RIAI fearful Local Authorities will start “finding something to invalidate as a method of workload control”

Build in 8 hours, wait 3 weeks for a Completion Cert!

Practical Post 19: Phased completion & BC(A)R SI.9 

Are Local Authorities ready? Industry concern for completion stage: BC(A)R SI.9 of 2014

Should the Architectural Technology Profession stay within the RIAI? | Liam Innes

Architectural_program-page-graphics-700x275_3

The following comment was sent to the BRegs Blog by Liam Innes and it has been formatted into a post. Liam Innes is one of two candidates on the ballot to be the Architectural Technologist member of the RIAI Council 2015.

I read with interest Joe Byrnes’ article and first of all let me say that it is regrettable that both Joe and Darren Bergin, the AT representative on Council, felt they had no option but to resign their positions within the RIAI. I can understand their reasons and Joe’s exasperation is there for all to see in the written word. Having worked with both over the last year as a member of the ATC I have seen at first hand their dedication and passion for the cause.

Going forward however, and many may think me naive, I feel that there still exists an opportunity to achieve recognition for the Architectural Technologist as a co professional with the competencies to carry out the duties of Design / Assigned Certifier as laid down in the BC(A)R legislation and for this to be promoted as part of any review of SI 9. This is only part of the story however. We also need to advance the overall standing of the Technologist within the RIAI and provide a platform for more inclusive engagement with the Institute.

My continuing optimism and involvement in the process, is based on the potential review of SI.9, and the possible submission that the RIAI Steering Group may make to any such review. The role of the Technologist must be part of this submission with recognition, and promotion of, their role as a registered professional within the legislative framework of a revised SI. 9.

While the Department of the Environment seem to have accepted the principle of the establishment of a Statutory Register for Technologists, continued pressure is required to effectively get this over the line with work required in the QQI in relation to standards in the AT field and the formulation of accession routes to a register.

The question has been asked;’ Why would technologists seek to undertake a role which is viewed by many as an uninsurable risk’. It is a legitimate question and I would think that there are many technologists currently in salaried employment who feel no need to become involved in the process. There are Technologists, however, whether by choice or as a fall out from the recession, who are running small mostly one man practices.The introduction of BC(A)R and the omission of the Technologist from the first tier of the framework has presented a serious problem for those Technologists who have been offering a full service in line with their professional competencies and who now have to explain to their clients why the service they offered on 28th February 2014 is now compromised by the implementation of BC(A)R on the 1st March 2014 yet their competencies remain unchanged. In many cases it is a basic as this.

There is a principle at stake here for many Technologists. It is one where they would like to be in a position to have the opportunity to decide, as many Architects are doing, whether they should provide the Design / Assigned Certifier service with all its associated risks. With most clients expecting a continuation of the full service the only realistic option currently available to Technologists is to join another professional institute and go down the Building Surveyor route which many are doing. This is not to denigrate the other professional bodies but many would say that the Architectural Technology Profession in Ireland should sit within the body of the RIAI but with their own identity and now is the time to settle this once and for all.

RIAI + Architectural Technologists | Malachy Mathews

CIAT + Architectural Technologists | Michael Quirke

Dáil | Architectural Technologist update

Architectural Technologists: Are you on the right bus?

CIAT Architectural Technologists Register goes live today!

Dáil: CIAT & RIAI- 2 Architectural Technologist Registers

Dáil: response on Architectural Technologist Register in 7 days

UPDATE- CIAT Register for Architectural Technologists in Ireland

Dáil TD’s want to Revoke SI.9 (4 of 4)

Architectural Technologists + Architects | Parity of Esteem?

Hot topic: Architectural Technologists and SI.9

Thoughts on a Register for Architectural Technologists

Architectural Technologists and BC(A)R SI.9: CIAT

Architectural Technologist – Platitudes, Head Nodding and BC(A)R SI.9.

RIAI NEWS ALERT: Architectural Technologist Register

Message from Mick Wallace TD to Architectural Technologists

Audio Clip: Dáil Debate 27th May- Architectural Technologists & SI.9 

BCMS Commencement Notices | Nine Months On

hand-9-nine

Stop! – SI.Nine is 9 months old

The 9th monthly Building Register was published by the Building Control Management System (BCMS) on 4th December 2014 at 8.08 a.m. The Building Register records all of the validated Commencement Notices or ‘proposed building starts’ received by the 34 Building Control Authorities throughout Ireland.

The Building Register now records a figure of 4,294 as the total number of validated Commencement Notices received over the past nine months (39 weeks) since the introduction of the BCMS on 1st March 2014.

Of these 874 (20%) are Commencement Notices without accompanying SI.9 documentation (aka Short Form) and 260 (6%) are seven-day notices (Fire Safety Certificates). These percentages remain consistent since the six month results published in October.

Since the introduction of the BCMS, the average number of commencement notices being lodged is 110 per week. However in 2013 the average number lodged per week was 143 (7,456 in total).

Currently commencement notices are running 25% below 2013 levels which was an historic low point in construction industry output. These figures are borne out by the latest information from the CSO which records that Building and Construction output only grew by 0.1% in the third quarter 2014.

Link to Building Register: 

Other posts of interest:

A ‘perfect storm’ for housing? 

Karl Whelan: “…raft of cost-increasing building regs are at least partly responsible”

FAO Committee on Environment, Culture and the Gaeltacht- commencement figures

Commencement Notices | 6 months after S.I. 9 

Construction Recovery- watch this space

‘Recovery’ is Still Worse than the 1980s Crisis

CSO: (Q1 2014) planning permissions for dwellings -30% drop

Minister Hogan rejects Irish Times Article

Irish Times: Dramatic fall in number of buildings being started

 

CSO | Construction output increased by 0.1% in Q3 2014

champagne-1262279028

Recent data issued by the Central Statics Office suggests recent media coverage and speculation of a construction boom may be premature. With only a 5.2% increase in residential output expect supply issues to continue to distort the market. Don’t break open the champagne yet. Extract off CSO site to follow. For direct link click here.

____________

CSO statistical release, 11 December 2014, 11am

Production in Building and Construction Index

cso1.pdf [Converted]

Building and Construction Output increased by 0.1% in 3rd quarter 2014

cso 2a

The volume of output in building and construction increased by 0.1% in the third quarter of 2014 when compared with the preceding period.

This reflects increases of 5.2% and 0.1% in residential building work and civil engineering respectively while there was a decrease of 1.0% in the volume of non-residential building*.  The change in the value of production for all building and construction was +1.3%. See tables 1(a), 1(c), 2(a), 2(b) and graph. 

On an annual basis, the volume of output in building and construction increased by 10.1% in the third quarter of 2014*.  There was an increase of 11.0% in the value of production in the same period. See table 1(a).  The annual rise in the volume of output reflects year-on-year increases of 19.1%, 13.4% and 2.5% respectively in residential building work, civil engineering and non-residential building work.   See tables 1(c), 2(a), 2(b) and graph.

*Given the unprecedented low base this series is starting from, the CSO will continue to monitor the quality and comparability of this new data series.

cso 3.pdf [Converted]

Other posts of interest:

SI.9 stops Summer Works for schools in 2015!

Pyrite legal dispute referred to European Court | Independent

SI.9 causing major delays to school projects

SI.9 Cost for 2014 = 3 x Ballymun Regeneration Projects

Ronan Lyons | Regulations pushing up the costs of homes

Sunday Business Post | Karl Deeter “Building regulations – rules don’t deliver results”

CSO- Dwelling units approved down 16.6% in one year

World Bank Report 2015 | Ireland’s poor construction regulations are the biggest drag on our ranking

Residential construction down in 2014 Q1+ Q2: (CSO statistics)