2026 Plan Check & Inspection Charges Across All Local Authorities
Building Control fees fund mandatory plan checking and site inspections required for Building Regulations compliance across England, Wales, Scotland, and Northern Ireland. 2026 fees average 1.2-2.5% of total construction costs, up 4.8% from 2025 reflecting inflation and increased inspection demands from complex modern construction.
Local authorities set individual fee schedules under permitted development rights. London boroughs charge highest rates (£800-£2,500 domestic), district councils most competitive (£450-£1,800). Private Approved Inspectors offer 10-20% savings but require LABC/Competent Person certification for warranty eligibility.
Plan Charge (40-60% of total): Full technical appraisal of submitted drawings against Approved Documents. Due upon application submission. Inspection Charge (40-60%): Site visits at foundation, drainage, superstructure, completion stages. Billed post-commencement or invoiced progressively.
Small domestic works under £5,000 attract fixed fees (£250-£450). Regularisation applications (retrospective approval) incur 50-100% premiums. Complex projects involving structural engineering, fire safety, or accessibility add supplementary charges. Cancellation fees apply to withdrawn applications after plan checking commencement.
Official Sources: Approved Documents | LABC Fees
London boroughs average £1,450 full house approval (200m²). Metropolitan districts £1,300. Rural councils £950-£1,100. Scotland operates separate fee regime averaging 15% below England. Approved Inspectors undercut local authority rates by 12-25% but require specialist accreditation.
Single storey extension (40m²): £550-£850 total. Garage (30m²): £450-£650. Loft conversion: £750-£1,100. New dwelling under 300m²: £950-£1,800. Larger homes scale by floor area with diminishing percentage rates. Multiple simultaneous works attract schedule of accommodation discounts.
Shops/offices to 500m²: £1,800-£3,500. Industrial units: £1,500-£2,800. Hotels/public buildings: specialist rates from £5,000+. Change of use applications: £800-£2,000 depending on risk category and fire safety requirements. Dangerous Structure notices attract emergency call-out premiums.
England/Wales: 50% plan charge upfront, balance on commencement. Scotland: single invoice post-completion. Late payment incurs 2.5% monthly interest. Full plans applications valid 3 years; building notice route requires 48hr inspection notice. Non-compliance risks completion certificate refusal and warranty invalidation.
| Project Type | Plan Charge | Inspection Charge | Total Fees |
|---|---|---|---|
| Extension (40m²) | £250-£400 | £300-£450 | £550-£850 |
| Garage (30m²) | £200-£300 | £250-£350 | £450-£650 |
| House (200m²) | £500-£900 | £450-£900 | £950-£1,800 |
| Large House (400m²) | £900-£1,500 | £800-£1,500 | £1,700-£3,000 |
| Commercial (500m²) | £1,000-£1,800 | £800-£1,700 | £1,800-£3,500 |
2026 average across England. London highest at 2.5%, rural councils 1.2%. Essential non-negotiable compliance cost.
Payable on application submission. Funds technical appraisal against 20+ Approved Documents. Non-refundable after checking starts.
Foundation, oversite, drainage, superstructure, completion mandatory. 48hr notice required. Failed inspections incur re-inspection fees.
Full plans approval expires after 3 years. Building Notice route permanent but requires immediate inspection booking.
Private sector alternative to local authority. LABC/Competent Person schemes required for NHBC warranty eligibility.
Retrospective approval for unauthorised works. Opening-up inspection required to verify concealed compliance.
Structure, fire safety, energy efficiency, drainage, electrics, accessibility across 20+ Approved Documents. Issues completion certificate only when fully compliant.
Full Plans: detailed approval + certificate (£800-£2,000). Building Notice: no plans, pay-as-you-go inspections (£900-£2,500). Full Plans preferred for complex works.
England: 50% plan charge upfront, balance on commencement. Scotland: single post-completion invoice. Late payments attract 2.5% monthly interest.
Foundation, drainage, superstructure, completion essential. Book 48hrs notice. Missed inspections halt work until rescheduled.
15-25% cheaper, faster response, flexible scheduling. Must be LABC/Competent Person registered for mortgage/warranty acceptance.
£500-£2,000 + 50-100% premium. Opening-up of concealed work required. 4-8 week processing. May require retrospective engineering.
Essential for property sale, mortgage, NHBC warranty, insurance. Without certificate, works deemed non-compliant affecting property value.
No refunds after plan checking commences. Withdrawal before checking: 50-75% refund possible at authority discretion.
Local Authority Fees: LABC Finder | Planning Portal | Gov.uk Guidance