BCMS and Building Control

Commencement notices

A commencement notice has to be lodged on BCMS before work starts on site, and it needs the construction drawings behind it. We prepare and lodge it on the opt out route. If you are unsure whether that suits your project, ask when you send your quote request through the quote calculator.

Opt out commencement notice: €600 flat fee

For a new single dwelling or a domestic extension, the owner can opt out of the requirement for certificates of compliance signed by a registered construction professional. You sign a Declaration of Intention to Opt Out of Statutory Certification, and it goes in with the commencement notice.

The opt out route does not apply to a granny flat, an annex, or any structure that is treated as a second liveable dwelling. Those projects need a full set of BCAR construction drawings, regardless of size.

What you receive

• The commencement notice prepared and lodged on BCMS
• The opt out declaration, ready for you to sign
• Owner, builder and designer roles set up on BCMS and followed up until every one is accepted
• The supporting documents the system asks for, put together and uploaded

Opting out removes the statutory certificates and the assigned certifier. The works must still comply with the Building Regulations.

Full B-Cert (Assigned Certifier)

Where the opt out route is not available, a registered assigned certifier signs the certificates of compliance. I prepare the full BCAR construction drawings and the BCMS submission, and coordinate the certifier through to sign-off. This is the commencement notice priced at the full rate.

Full B-Cert commencement: €3,000 flat up to 200 m², then €15 per m² over

Based on the combined renovation and new-build area of the work. The certifier, the drawings and the BCMS lodgement are all part of it.

What you receive

• The full BCAR construction drawings behind the notice
• The assigned certifier engaged and coordinated through to sign-off
• The commencement notice prepared and lodged on BCMS
• Owner, builder and designer roles set up and followed up until accepted

FSC (Fire Safety Certificate)

Commercial work carries its own fire safety certification. The FSC is the fire safety certificate for the building, and it is a fixed-fee item I prepare for the project.

FSC: €1,500 flat fee

Commercial only. The fire safety certification prepared and put in place for the work.

What you receive

• The fire safety certification prepared for the project
• The supporting documentation the certifier and the authority need
• Coordination with the fire safety engineer who signs it

DAC (Design and Construction Certificate)

The DAC is the design and construction certificate for the building. Like the FSC it is a fixed-fee item I prepare for the project, commercial only.

DAC: €1,500 flat fee

Commercial only. The design and construction certification prepared and put in place for the work.

What you receive

• The design and construction certification prepared for the project
• The supporting documentation the certifier and the authority need
• Coordination with the certifier who signs it

Where this fits

The commencement notice comes after the construction drawings and before anyone starts on site. The drawings come first, because the notice cannot be lodged without them.

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