What are building control fees?

Building control fees cover the cost of checking your plans comply with Building Regulations and inspecting the work during construction. Fees are split into plan check (reviewing drawings), inspection (site visits during building), and sometimes a completion/registration charge. Fees are set by each local authority and vary across England.

Do I have to use the council for building control?

No, you can use either your local council building control or a private approved inspector. Both have the same legal authority to check compliance. Approved inspectors may offer a more flexible service and sometimes faster turnaround, but may cost slightly more. You must notify the council even if using an approved inspector.

Are building control fees subject to VAT?

Yes, building control fees charged by local authorities are subject to VAT at the standard rate (currently 20%). Some approved inspectors may structure their fees differently. Always check whether quoted fees include or exclude VAT. The VAT applies to both the plan check and inspection elements.

What work requires building control approval?

Most structural work requires building control: extensions, loft conversions, structural wall removal, new buildings, re-roofing, replacement windows, new heating systems, electrical work, and drainage alterations. Some work is exempt if done by a registered competent person (e.g., Gas Safe for boilers, FENSA for windows).

What happens if I don't get building control sign-off?

Without a completion certificate, you may face problems selling your property, as solicitors check for building control sign-off. You can apply for a regularisation certificate for work done without approval, but this costs more (typically 150-200% of the standard fee) and may require opening up completed work for inspection.

TradeCalculator

Building Control Fee Calculator

Estimate building control fees by project type and value. Covers plan check, inspection and completion charges with VAT. England council fee tables.

Project Type

Determines fee band

Estimated Project Value (optional)

Affects fees for larger projects

Include VAT

Building control fees are subject to 20% VAT

Using approved inspector (private)

Private inspectors may charge slightly more

How We Calculate This

This calculator estimates building control fees based on project type, using typical council fee tables for England. Fees comprise plan checking, inspection visits, and VAT.

The formula

Total = Plan check fee + Inspection fee + Completion fee
VAT = Total × 20%
Grand total = Total + VAT

Fees vary by local authority. These estimates are based on typical 2025/26 council fee schedules in England. Always check with your specific local authority for exact charges.

Typical fee ranges

Small extension (<10m²): £400-500 inc VAT
Medium extension (10-40m²): £550-700 inc VAT
Loft conversion: £550-700 inc VAT
New dwelling: £1,000-1,800 inc VAT

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Last updated: March 2026

All calculations are estimates. Verify with your supplier.