Same powers, different service model
Since Building Safety Act 2022 (Building Safety Regulator commenced April 2023), both Local Authority Building Control (LABC) + private Building Control Approvers (BCAs — formerly Approved Inspectors) operate under the same statutory framework + are registered + monitored by BSR. Both: approve plans, inspect work, issue completion certificates. LABC: employed by council; statutory back-stop role (handles work where no BCA appointed); deals with enforcement + dangerous structures. BCA: private firms (Sweco, MLM, Stroma, Butler & Young, Quadrant); compete on fees + service quality + responsiveness; client chooses. Domestic single-family houses + most extensions can use either.
Fees + service comparison
LABC fees fixed by published council schedule. Typical London LABC fees: single-storey extension £550–£950; loft conversion £650–£1,150; double-storey extension £950–£1,650; whole-house renovation £1,250–£2,250; basement conversion £1,850–£3,850. BCA fees market-rate, typically 10–25% lower + bundled with additional services (site inspections, advice calls). Responsiveness: BCA inspections often booked within 24–48 hours; LABC often 5–10 days lead time + restricted booking windows. BCA single point of contact; LABC may rotate inspector across visits. For programme-critical projects with short window pressure (kitchen extensions in summer), BCA preferred.
When to use LABC vs BCA
Use LABC: (1) projects where you want council records + neighbouring property history accessible; (2) listed buildings + historic conservation where local knowledge valuable; (3) basement conversions + party wall complex situations where council coordination beneficial; (4) where neighbour relations strained + council intermediary helpful. Use BCA: (1) fast-programme projects + tight summer windows; (2) standard extensions + loft conversions where service speed > local relationship; (3) where client prefers single dedicated inspector across project. Builderr uses LABC for ~40% of projects (basements, listed, complex), BCA for ~60% (standard extensions, lofts). Either route satisfies statutory Building Regs compliance.
