Common Building Defects & Compliance Issues

Prevention Through Awareness & Collaboration

As part of our commitment to the Building Safety Regulator's code and Building Regulations compliance, we've compiled the most frequently observed defects and compliance issues from our site inspections to help prevent non-compliances in your construction projects.

Prevention
Intervention
Collaboration
Enforcement

Important to note

Early identification and correction of these common issues can prevent costly delays, ensure compliance with Building Regulations, and maintain construction quality standards. This guidance is based on actual defects observed during our site inspections.

Reg 16 Notification - Procedural parts of the Regulations

What is expected of you and ourselves

Works carried out without inspection
Work is carried out without inspection, and covers part of the construction that we should witness and inspect.
How to Avoid This Issue
Check the inspection schedule within the acknowledgement letter and request an inspection to avoid exploratory work and trial holes.This could also affect certification.
Work Not Matching Approved Details
The building work on site does not correspond with or has changed from the approved Structural Engineers' details.
How to Avoid This Issue
If a change is necessary due to material availability or site constraints, the Structural Engineer must be informed, and revised details should be provided and approved before work is carried out.
Commencing work without a Building Regulation Application.
Starting work before either without first making a Building Regulation Full Plans or Building Notice Application, or starting work less than two days before making an application.
How to Avoid This Issue
Check that the Building Regulation Full Plans or Building Notice has been made 48 hours before starting work. Otherwise a Regularisation Application is necessary to rectify the problem, which has less status for the applicant.
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A1 Loading - Superstructure

Structural details, calculations and connections

Missing Structural Details & Calculations
Details and calculations have not been provided for the structural work carried out.
How to Avoid This Issue
Ensure structural details are provided and approved before this stage of work starts.
Work Not Matching Approved Details
The building work on site does not correspond with or has changed from the approved Structural Engineers' details.
How to Avoid This Issue
If a change is necessary due to material availability or site constraints, the Structural Engineer must be informed, and revised details should be provided and approved before work is carried out.
Incorrect Timber Connections
Timber connections are either absent or incorrectly carried out. (Joist hangers, timber/beam connection and connecting multiple members)
How to Avoid This Issue
Ensure that the connections are installed according to the Structural Engineer's details and fitted according to the manufacturers' instructions.
Inadequate Steel Frame Tying
Where steel frames are provided to stabilise the building due to the removal of large areas of load-bearing walls, tying the columns back to the masonry is inadequate.
How to Avoid This Issue
Ensure the columns are tied back to the masonry as the structural engineer details. If there are no details, they should be requested.

A2 Ground Movement - Substructure

Foundation depth and design considerations

Shallow Foundations in Clay with Trees
Shallow excavations for foundations are being offered for inspection within clay subsoils where trees or heavy vegetation are nearby.
How to Avoid This Issue
Seek guidance from your Structural Engineer on the required depth of the foundations, taking into account the subsoil, tree species, and the distance to the foundation.
Undersized Pad Foundations
The pad foundations are smaller than specified in the Structural Engineer's details, likely due to site constraints.
How to Avoid This Issue
Seek advice from the Structural Engineer and ensure the design is consistent with the site constraints.

B1-5 Fire Safety

Fire doors, escape routes, detection systems and structural fire resistance

Missing Fire Doors
Fire doors are not being used where necessary, such as in loft conversions, internal garage doors, and where escape windows are not provided on the first floor.
How to Avoid This Issue
Ensure that fire doors are provided in accordance with approved plans and seek advice when using a Building Notice.
Incorrectly Installed Fire Doors
Incorrect fire doors may be installed improperly or lack key components such as excessive gaps, only two hinges, and the absence of intumescent or smoke seals.
How to Avoid This Issue
Ensure the specification for the fire door is followed and installed by a competent person.
Open-Plan Ground Floor Issues
An open-plan ground floor will be offered upon completion inspection, lacking sprinkler protection for the ground floor and separating the first floor with escape windows.
How to Avoid This Issue
Ensure the ground floor layout is designed and agreed upon before removing the protected escape route to the final exit.
Inner Room Design Issues
The inner room is being designed without alternative window options for escape or smoke detection.
How to Avoid This Issue
Ensure that the layout has been approved for inner room and the appropriate alternative taken.
Smoke Detector Problems
Missing, poorly positioned or non-interlinked smoke detectors.
How to Avoid This Issue
Ensure that the smoke detectors are installed as designed and not located on the wall or within 300mm of the wall.
Loft Conversion Staircase Fire Resistance
Where a loft conversion is being constructed, failing to ensure the staircase has a 30-minute fire resistance where it passes over a habitable room.
How to Avoid This Issue
Ensure that all components of the final escape from the new loft room possess 30 minutes of fire resistance.
Boundary Fire Resistance
Where dormer windows or timber frame construction are within 1m of the boundary, they must provide 30 minutes of fire resistance from inside out and outside in.
How to Avoid This Issue
Ensure that a cement board is used for sheathing instead of a timber board product.

C1 Site Preparation

Site Contamination and ground gases

Missing Ground Gas Protection
Radon, methane or CO2 membranes not provided where necessary.
How to Avoid This Issue
Ensure you follow the approved plans or check the radon and historic landfill websites if using a Building Notice.
Failure to provide a separating membrane between floor insulation and screed
Not really a site preparation issue, but the cement in the screed can initiate and undesirable chemical reaction with the insulating material if not adequately separated.
How to Avoid This Issue
Ensure there is a separating membrane between the floor insulation and the screed.

C2 Prevention of Moisture

Prevention of ground or penetrating moisture or the formation of condensation

Missing thermal break at edge of floor screed
Omitting this thermal break could create a "cold spot" within the construction and allow the formation of condensation that may promote mould formation.
How to Avoid This Issue
Ensure there is a thermal break between the edge of the screed and the external wall.
Inadequate ground sub floor ventilation
Void below block and beam floors either inadequately ventilated or there is insufficient void, 300mm may be necessary if the subsoil is clay and subject to gound moisture variations due to proximity of trees.
How to Avoid This Issue
Ensure the block and beam floor is adequately ventilated, and where the subsoil is clay, ensure the void below is 300mm..
Telescopic Vents
Telescopic vents were incorrectly installed.
How to Avoid This Issue
Ensure that telescopic vents comply with the approved drawings and manufacturer's details.
Rendering
Rendering bridges the ground floor dpc and provides a path for rising damp.
How to Avoid This Issue
Ensure the render terminates above dpc with a drip.If rendering is necessary below dpc ensure this is broken at dpc level.
Flat Roofs
Inadequate ventilation of "cold deck" flat roofs.
How to Avoid This Issue
Ensure there is cross ventilationa and this is provided where rooflights are installed. If this is not feasible, provide a warm deck roof.

F1-2 Ventilation

Purge, mechanical and background ventilation

Absent kitchen mechancial ventilation
Kitchen cooker hoods that are filters only and not connected to external air, these may be used but there must be a 60l/s extract fan.
How to Avoid This Issue
Ensure the cooker hood is connected to external air and will extract at 30l/s or use a remote fan within the kitchen to provide a 60l/s extract rate.
Absent bathroom extract fan
Absent bathroom extract fan believing a window with opening vent will provide ventilation or no overun provided for the fan.
How to Avoid This Issue
Ensure a bathroom extract fan is fitted with a capacity of 15l/s and has an overun.
Inadequate Background or "Trickle Ventilation".
Incorrect background ventilation was provided for the rooms. Especially where the lounge and the kitchen are combined.
How to Avoid This Issue
Ensure that the background vent complies with the approved plan and that the kitchen and lounges have 24000mm² or 30000mm² of background ventilation, depending on the number of floors.
Utility Rooms
Utility Room extract fan absent.
How to Avoid This Issue
Ensure utility rooms are provided with a 30 l/s extract fan.

H1 Foul Drainage

Above and Below Ground Drainage - Foul and Surface Water

Internal Inspection Chambers
Internal manholes are provided within the extension on shared drains.
How to Avoid This Issue
Ensure that drainage system is redesigned to ensure that inspection chambers are not situated within buildings on shared drains.
Inspection Chamber Construction
Brick inspection chambers using ½ brick thickness and or not using engineering bricks.
How to Avoid This Issue
Ensure brick built inspection chambers are 1B (215mm) thick and constructed using enginnering bricks.
Connections to existing inspection chambers
Connections to existing chambers not connected at half channel height, or where public sewers are connected invert to invert.
How to Avoid This Issue
Ensure that the new branch drain is connected at half channel height or invert to invert for public sewers.
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H3 Rainwater Drainage.

Disposal from rainwater gutters to a final outfall that priotises infiltration such as soakaways.

Rainwater Goods Missing
Rainwater goods absent of not connected to final outfall at the time of the completion inspection.
How to Avoid This Issue
Ensure that the rainwater goods are connected and functioning at the time of the completion inspection.
Size and construction of soakaways
Soakaway too small, too close to a building or incorrect construction (Rubble filled rather than void formers).
How to Avoid This Issue
Ensure the Approved Plans are followed or the size, position and construction of the soakaway are proposed and agreed prior to construction.
Rainwater drainage connected to the existing drainage system
The outfall of the surface water drainage system is connected to the existing drainage.
How to Avoid This Issue
All new rainwater drainage must be connected to a soakaway in the first instance, this is to avoid exceeding the capacity of the existing system that may cause flooding either locally or downstream.

H4 Building Over a Sewer

Building Over Sewer Agreements and Water Authority Specifications

Building Over A Sewer Without Consent
Occasionally, sewers are not indicated on the map and may be found while excavating or identified by manholes.
How to Avoid This Issue
In the event of locating a public sewer, which is mentained by the Water Authority an application to Build over the Sewer is made if the extension is directly over the sewer or located within 3m from it.
Lintels and support over the sewers
Incorrect lintels are used to support the external or internal walls over the sewer.
How to Avoid This Issue
Ensure that the appropriate space is provided around the sewer in accordance with the agreement, and that ground-specification concrete lintels or concrete-encased steel beams are utilised. .

J3 Warning of the release of carbon monoxide

Carbon Monoxide Detectors

Missing Carbon Monoxide Detectors
Fire doors are not being used where necessary, such as in loft conversions, internal garage doors, and where escape windows are not provided on the first floor.
How to Avoid This Issue
Ensure the Approved plan is followed or CO monitors are provided in the room with the heat producing appliance.
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K1&2 Stairs,Ramps and Protection from Falling

Stairs,ramps,handrails and guarding

Staircase and Headroom
Staircases that exceed 42 degrees, excessive risers, inadequate going or have less than 2m headroom.
How to Avoid This Issue
Ensure the stair complies with the approved plans or the Approved Document K
Guarding to stair, balcony or edge protection
Absent or flimsy guarding to staircase or balconies.
How to Avoid This Issue
Ensure the stair complies with the approved plans or the Approved Document K.
Glazing below 800mm where a fall exceeds 600mm
Glazing panels within windows below 800mm are not designed for containment, and toughened rather than laminated glass is used.
How to Avoid This Issue
In order for containment to be maintained after breakage, laminated glass to be used for panels below 800mm and structurally designed for accidental loadings.

L1-2 Conservation of Fuel and Power

Limiting Heat loss and gains through the fabric of the building

External walls, roof and floor not achieving the necessary U value.
Where wall, roof and floor constructions have been changed to due site constraints and approved details have not been followed
How to Avoid This Issue
Ensure that the work complies with the approved plans or U value calculations are provided in the event of an amendment to the thermal elements, these can usually be provided by the manufacturer.
Incorrect use of insulation
Insulation products may be changed due to sourcing problems or being suggested by colleagues.
How to Avoid This Issue
Esure the construction complies with the approved plan or sufficient insulation is provided to achieve the required U value and used in accordance with the manufacturers details.

M4(1)&(2) Access and Use of Dwellings

Approach to dwelling, principal entrance, circulation and sanitary accommodation

Ramps to the Principal Entrance
The ramp and level threshold to the principal entrance were incorrectly installed.
How to Avoid This Issue
Ensure the ramp is installed in accordance with the approved plans or Approved Document M
Door to the necessary ground floor WC does not allow transfer from a wheelchair
The position and direction of swing of the WC door together with the position of the front edge of the WC pan is critical to allow transfer from a wheelchair to the WC.
How to Avoid This Issue
Ensure the stair complies with the approved plans or diagram 1.3 of Approved Document M.
Principal Entrance or ground floor internal doors.
The principal entrance door or ground floor internal doors not wide enough, these should be 775mm clear width.
How to Avoid This Issue
Ensure the principal entrance has 775mm clear width and the ground floor internal doors are generally ok at 826mm wide.

P1 Electrical Installations

To protect residents from operating the elctrical system from injury

Not using a registered compentent person
Not using a registered compentent person to carry out electrical installations can put the occupants at risk, delay the completion certificate and attract additional charges for testing by an independent assessor.
How to Avoid This Issue
Ensure the use of a person registered upon a competent person scheme for domestic electrical installations.
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