RIAI Prospective Compliances?: BC(A)R SI.9

by Bregs Blog admin team


The following opinion piece was submitted on Sunday May 25th 2014 by a registered architect in connection with recent advice issued by the representative body for architects (RIAI) on Prospective Certification.

RIAI advice on prospective compliance:

Q: How will the Prospective Certificate work?

A: 3-5 weeks in advance of “a nominated date for completion of the building” submit information so that the authority may consider the validity with a view to facilitate the inclusion of the details of the Certificate of Compliance on Completion on the statutory register on the nominated date, plus one day. (Ref Code of Practice section 8.3)”

How will this work? 

Even on a relatively simple project it is not possible to obtain Ancillary Certs 3-5 weeks BEFORE the Completion date: a boiler will have to be commissioned, an entrance path laid, an air permeability test carried out, a handrail snagged, a drain laid. Without ALL of this documentation, the local authority will not be able to sign-off on the ‘Prospective’ Completion Certificate.

On a larger project there will be commissioning Certs for the lift (for lifts telephone lines will need to be installed), testing Certs for the sprinkler system, sound transmission tests between apartments, records of site materials, AHUs, fire alarms. It will not be possible to obtain any of this 3-5 weeks BEFORE the anticipated completion date.

So is a ‘Prospective Certificate’ EVER workable? It will be interesting to see how this is interpreted by the local authorities. Either they will agree to process ALL of this late information in 24 hours OR all incomplete prospective certs will be rejected as invalid. And then there will be a 21 day standstill on EVERY project before a building can be occupied.

At time of writing there is still no facility for electronic lodgement of completion documentation in Local Authorities.

Other posts of interest:

Where to find everything part 1? BC(A)R SI.9 – click link here

4 tips for sub-contractor Ancillary Certifiers – click link here

5 POPULAR MYTHS ABOUT BC(A)R SI.9 – click link here

Legal perspective: consumer benefit? BC(A)R SI.9 – click link here

4 tips for assigned certifiers – click link here

4 things I am putting in my fee agreements- click link here

4 tips for Design Certifiers…  – click link here

7 posts all architects (surveyors + engineers) should read – click link hereComplaint to Minister: Fee fixing & BC(A)R SI.9 – click link here

Minister Hogan concerned at exploitation by professionals: BC(A)R SI.9 – click link here