Completion notice policy
To ensure the accuracy of our completion notices, our inspectors visit and review properties that are being built or altered. Evidence, such as photographs, is obtained to enable us to make the right decision.
A property will be considered to have reached a stage of substantial completion when it meets the following criteria:
Shell and core:
- all external walls are complete
- roof tiles are laid
- ceilings are in place
- floors have been laid
- staircase(s) have been fitted
- external doors fitted
- windows fitted
- a permanent availability of gas/electric/water is laid up to the property (but not necessarily connected)
First fix:
The position from foundation up to plastering:
- cutting and laying of joists
- erecting studwork and partitioning
- fixing door linings
- fixing window boards
- assembling and erecting staircase(s)
- plasterboards
- fixing cable network around shell
Many properties will have reached an advanced level of completion where, for example, second fixing may have commenced. In these circumstances the amount of time allowed in the notice for full completion of the property may be quite short.
From the point of second fix, we would consider the property as being substantially complete.
Second fix:
- hanging of internal and external doors
- fixing of skirting, architraves and decorative mouldings
- finishing off staircases and balustrade
- installation of power points
- installation of light fittings, switches, handles and locks
- boxing in - waste runs and sanitary ware
- radiators and boilers
- guttering and down pipes
In order to be considered ready for banding, the following work does not need to have been carried out:
- internal decoration of the property, including the fitting of internal door
- final fitting of bathroom and kitchen units
- final fitting of electrical fixtures, plug points and switches
- final connection of water, gas and electricity (although services should be laid on to the site)
The criteria for determining completion for council tax purposes are substantially different to that for determining completion for building control; therefore, whether a building control certificate has been issued or not, is not directly relevant.