Glazing Building Control & LABC Inspections

Yes. Under Regulation 4 and Regulation 7 of the Building Regulations 2010, external windows and doors are controlled fittings. Property owners must obtain formal certification proving that replacement glazing complies with Approved Documents L for thermal insulation, K for safety glazing, F for ventilation, and B for fire egress. Certification is achieved either through an installer registered with a Competent Person Scheme such as Building Regulations compliant or through direct inspection by Local Authority Building Control (LABC) or a Registered Building Control Approver.

Direct LABC inspection is legally mandatory when installing windows involving structural modifications (such as inserting new lintels or widening masonry openings), converting a window into patio or bifold doors, adding glazing to new extensions or loft conversions, and for DIY installations or fittings completed by non-registered contractors. Building Regulations compliant self-certification applies strictly to like-for-like window and door replacements within existing, unaltered structural apertures.

Under Approved Document B, emergency egress windows serving upper-floor habitable rooms or inner ground-floor rooms must provide an unobstructed clear opening of at least 0.33 m² (3.55 sq ft), with a minimum clear height of 450 mm and minimum clear width of 450 mm. If one dimension is 450 mm, the other must measure at least 734 mm to achieve the 0.33 m² area rule. The bottom of the openable area must sit between 800 mm and 1,100 mm above finished floor level, fitted with 90-degree egress friction stays.

Building control officers inspect glass kitemarks to confirm compliance with Approved Document K and BS EN 12600 / BS EN 12150. Impact safety glass is mandatory up to 1,500 mm above floor level in doors and adjacent side panels within 300 mm, and up to 800 mm in windows. Each pane must carry an indelible acid-etched or laser stamp. Where cill heights are below 800 mm on upper floors, officers inspect opening restrictors under BS 8213-1 to prevent falls by limiting initial opening to 100 mm, while ensuring fire escape windows can be released by an adult without tools.

If non-compliance is identified, the surveyor issues a formal Notice of Non-Compliance outlining the specific defects, such as missing safety glass kitemarks, omitted trickle vents, or undersized fire egress openings. The property owner or installer is typically given 28 calendar days to rectify defects under Section 36 of the Building Act 1984. Minor snags can be cleared using photographic evidence and manufacturer certificates, while structural or egress defects require a paid physical re-inspection (£60 to £100) before a completion certificate can be issued.

Local council building control fees typically range from £120 to £180 + VAT for 1 to 5 replacement windows, and £180 to £260 + VAT for 6 to 12 windows. For structural alterations involving lintels or widened apertures, fees range from £250 to £450 + VAT. Retrospective regularisation applications for previously uncertified installations cost £250 to £500+. Fees are payable directly to the local council upon lodging the Building Notice.

Selling without a completion certificate causes serious conveyancing delays. Law Society TA6 forms require compliance proof for all glazing installed after 1 April 2002. Buyer conveyancers and mortgage lenders may refuse mortgage funds without a valid certificate. While indemnity insurance can cover council prosecution risks, it does not guarantee safety, physical quality, or compliance with building regulations, and contacting the council voids the indemnity policy.