Introduction
Fit out and refurbishment projects often progress at a fast pace, with design decisions, contractor coordination and procurement dominating early conversations. Yet one element that underpins everything, and can make or break a project, is building control. Ensuring compliance with building regulations is not merely a legal requirement; it is fundamental to creating safe, functional and future proof spaces.
Recent industry discussions highlight a growing emphasis on early stage compliance planning, increased documentation requirements and closer scrutiny of fire safety and structural integrity. This blog brings together those themes to explore how you can navigate building control confidently throughout your refurbishment journey.
Why building control is essential in refurbishment
Unlike new builds, refurbishment projects frequently involve working within existing structures, legacy systems and constraints that may not meet modern regulatory standards. Building control ensures that any changes, from structural adjustments to internal layouts, meet current requirements for:
- Fire safety
- Structural stability
- Energy efficiency
- Accessibility
- Ventilation and indoor air quality
- Health and safety provisions
With increasing regulatory oversight and a stronger national focus on building safety, compliance is more important than ever.
Early planning will save time, money and redesigns
A recurring theme across recent industry insights is the importance of early involvement. Building control considerations should be integrated from the moment concept designs begin, not added as a late stage check.
Early review helps identify:
- whether structural or load bearing elements will be affected
- if fire compartmentation needs improvement
- whether the layout impacts escape routes
- how thermal performance or energy efficiency might change
- any requirement for new accessibility features
Failing to address these early can lead to expensive redesigns or delays just when the project should be progressing on site.
Design challenges unique to refurbishment
Hidden conditions
Materials, voids and structural elements concealed behind ceilings and walls often hold surprises. Compliance planning must allow flexibility for discoveries on site.
Legacy fire safety measures
Older buildings may lack adequate compartmentation, fire stopping or compliant escape routes. Upgrading these can significantly alter the scope of works.
Existing services
Mechanical and electrical systems may not support the new layout or performance requirements. Adjustments to ventilation systems and fire alarms often trigger further compliance needs.
Energy efficiency upgrades
Regulations increasingly demand improved thermal performance, insulation and airtightness even in refurbishment. This must be balanced against heritage considerations and building constraints.
Documentation and record keeping
Recent regulatory updates have placed far greater emphasis on evidence. For refurbishment projects, expect:
- A requirement for more detailed design information before works begin
- Greater scrutiny of structural calculations and fire safety strategies
- A need for clear and auditable inspection records throughout the project
- Formal compliance declarations at completion
Good documentation supports building control approval and protects clients and project teams long after the refurbishment is complete.
Fire safety remains a top priority
Across industry commentaries, fire safety continues to be the most closely examined area of refurbishment. Issues that typically require early attention include:
- Fire compartmentation
- Escape route protection
- Upgrading fire alarms and detection systems
- Ensuring new materials meet fire performance standards
- Protecting structural elements
- Managing temporary fire risks during construction
These considerations are especially vital in complex buildings or those with mixed occupancy.
Competence and collaboration
Building regulations place increasing responsibility on dutyholders to demonstrate competence throughout a project. A collaborative approach between designers, contractors and building control ensures:
- quicker resolution of technical issues
- reduced risk of non compliant work
- fewer site delays
- smoother sign off at completion
Refurbishment projects benefit enormously from a coordinated team that communicates clearly and records decisions consistently.
Common compliance pitfalls in fit out and refurbishment
Assuming minor works are exempt
Small internal adjustments can still trigger regulatory requirements depending on their impact.
Overlooking fire compartmentation
New openings, penetrations or service routes can compromise fire separation if not properly planned.
Late design changes
Unapproved changes can cause compliance issues and delay inspections.
Insufficient inspections during key stages
Missed inspections can lead to intrusive remedial work after finishes are installed.
Poor management of evidence
Missing certificates, unclear drawings or incomplete logs make final approval more difficult.
Best practice for a compliant refurbishment project
- Engage building control early
- Carry out detailed surveys of structure, fire strategy and building services
- Develop clear structural and fire safety approaches at design stage
- Maintain open communication between the full project team
- Schedule inspections at the correct stages of work
- Capture all evidence, including certificates, photographs and records
- Review compliance regularly as the design develops
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