Our charges for domestic new builds, conversions, extensions and alterations - valid from 1 January 2024.
There are two methods of establishing the charge for building work:
- standard charges
- individual determined charges
If the charge for your Building Regulation work is not listed as a standard charge it will need to be individually determined.
If your charge requires to be individually determined please contact Building Control by email at buildingcontrol@bedford.gov.uk.
Important notes
The relevant charge is payable at the time of submission. When a Building Regulations application for Building Control approval with full plans is submitted, a two stage charge is normally payable.
The plan charge must accompany the submitted drawings and application form, and the inspection charge is a once-only payment that is due after the first inspection. If the relevant charge is not received the application cannot be treated as deposited.
These charges have been set by Bedford Borough Council on the basis that the building work does not consist of, or include, innovative or high-risk construction techniques and the duration of the building work from commencement to completion does not exceed 12 months.
The charges have also been set on the basis that the design and building work is undertaken by a person or company that is competent to carry out the relevant design and building work. If they are not, the work may incur a supplementary charge.
Where work is to be carried out at the same time and involves more then one extension the floor areas of each extension can be added together to determine the chargeable category payable.
The charges for a Building Notice or Regularisation are non-refundable.
The use of competent person scheme
To reflect our costs we have assumed that all electrical work is carried out by a qualified Part P registered electrician and party walls (where applicable) are constructed to a Robust Standard Detail purchased from Robust Details Ltd. A supplementary charge will be applicable for all ‘notifiable’ electrical work not undertaken by a qualified electrician who is a member of a suitably recognised competent person scheme and party walls that are not built to a robust detail.
If electrical work is being carried out by a person that is not a qualified Part P registered electrician a supplementary charge of £250 + VAT will be applicable.
If party walls are not being constructed to a robust detail then a supplementary charge of £115 + VAT will be applicable
VAT must be added to all charges submitted with an application (except for regularisation applications). All inspection charge invoices sent out after the first inspection will have VAT added at the appropriate rate.
Where work is to be carried out at the same time and involves more then one extension the floor areas of each extension can be added together to determine the chargeable category payable.
A 50% reduction can be applied to multiple works being carried out at the same time. The appropriate charge is calculated by paying the full amount for the most expensive category and only 50% for the other applicable categories.
Charges will not be payable for works to provide access and/or necessary facilities for disabled people.
Please visit our Do I need planning permission page to see if planning permission is also required.
New build and conversions to form dwellings (maximum 3 storeys and not exceeding 300m2)
| Number of dwellings | Full plans*: Plan charge | Full plans*: Inspection charge | Building charge notice | Regularisation charge |
|---|---|---|---|---|
| 1 | £265 + VAT | £500 + VAT | £845 + VAT | £1060 |
| 2 | £360 + VAT | £790 + VAT | £1265 + VAT | £1585 |
| 3 or more | Individually determined | Individually determined | Individually determined | Individually determined |
*Building regulations application for building control approval with full plans.
Domestic extensions and new build (works to a basement will need to be individually determined)
| Description | Full plans*: Plan charge | Full plans*: Inspection charge | Building notice charge | Regularisation charge |
|---|---|---|---|---|
| Extension with a floor area which does not exceed 10m2 | £115 + VAT | £340 + VAT | £500 + VAT | £625 |
| Extension with a floor area exceeding 10m2 but does not exceed 40m2 | £165 + VAT | £365 + VAT | £585 + VAT | £735 |
| Extension with a floor area exceeding 40m2 but does not exceed 100m2 | £240 + VAT | £500 + VAT | £815 + VAT | £1020 |
| Extension or annex comprising solely of a garage, carport, conservatory or covered way with a floor area which does not exceed 60m2 | £135 + VAT | £300 + VAT | £480 + VAT | £600 |
*Building regulations application for building control approval with full plans.
Domestic loft and garage conversions
| Description | Full plans*: Plan charge | Full plans*: Inspection charge | Building notice charge | Regularisation charge |
|---|---|---|---|---|
| Loft conversion with a floor area less then 40m2 | £210 + VAT | £300 + VAT | £565 + VAT | £710 |
| Loft conversion with a floor area exceeding 40m2 but does not exceed 60m2 | £245 + VAT | £340 + VAT | £645 + VAT | £810 |
| Conversion of a garage (under 60m2) to a habitable room | £95 + VAT | £225 + VAT | £355 + VAT | £445 |
*Building regulations application for building control approval with full plans.
Other domestic work (works to a basement will need to be individually determined)
| Description | Full plans*: Plan charge | Full plans*: Inspection charge | Building notice charge | Regularisation charge |
|---|---|---|---|---|
| Renovation of a thermal element | £185 + VAT | Nil | £185 + VAT | £235 |
| Replacement windows, roof-lights, roof windows or external glazed doors | £140 + VAT | Nil | £140 + VAT | £175 |
| Electrical work up to a value of £10,000 | £290 + VAT | Nil | £290 + VAT | £365 |
| Alterations with an estimated cost of less then £5,000 | £245 + VAT | Nil | £245 + VAT | £310 |
| Alterations with an estimated cost that exceeds £5,000 but does not exceed £10,000 | £115 + VAT | £240 + VAT | £390 + VAT | £490 |
| Alterations with an estimated cost that exceeds £10,000 but does not exceed £25,000 | £135 + VAT | £290 + VAT | £470 + VAT | £590 |
| Alterations with an estimated cost that exceeds £25,000 but does not exceed £50,000 | £210 + VAT | £340 + VAT | £605 + VAT | £760 |
*Building regulations application for building control approval with full plans.