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Building Control Amendment Regulations (BCAR)

Roles & Responsibilities in Construction under BCAR


Building Owner’s Role

The Building Owner is ultimately responsible for ensuring that buildings or works are carried out in accordance with the requirements of the Building Regulations.

In relation to the Design and Construction of buildings, the Building Owner should ensure that they appoint a competent Builder and competent registered professionals to act as Designer and as Assigned Certifier. Specifically, the Building Owner should:

  • Ensure that a Fire Safety Certificate and a Disability Access Certificate are obtained where required;

  • Sign a Commencement Notice (or 7 day notice) that is lodged;

  • Sign the notice for the assignment of:

  • A competent, registered professional (the Assigned Certifier) who will inspect the building works during Construction and provide a certificate of compliance on completion, and

  • A competent Builder to construct in accordance with the plans, specifications and Building Regulations and to sign the Certificate of Compliance on completion; Builders included on the Construction Industry Register Ireland or equivalent may be regarded as competent for projects consistent with their registration profile.

  • Ensure that adequate resources and competent persons are made available to design, construct, inspect and certify the building works;

  • Promptly appoint a replacement Assigned Certifier or Builder where the Assigned Certifier or Builder withdraws from the project for whatever reason; where this happens the Building Owner is required under the Building Control Regulations to give notice to the Building Control Authority of the new assignment; at all times the Building Owner should use reasonable endeavours to ensure that an Assigned Certifier and Builder are in place;

  • Where there is a change of Building Owner, prior to the submission of the completion certificate, the new Building Owner is required under the Building Control Regulations to give notice of the change of Building Owner and, also, to notify the Building Control Authority in writing of all appointments that are in place; and maintain records

Builder’s Role

The Builder should carry out the works in accordance with the plans and specifications of the professional design team, their specialists and sub-consultants as necessary and have regard to these in accordance with the requirements of the Building Regulations.

The Builder (company or sole trader) should:

  • Accept from the Building Owner the assignment to build and supervise the building or works outlined in the Commencement Notice;

  • Familiarise themselves with the drawings, specifications and documents lodged with the Commencement Notice;

  • Ensure a competent person is assigned to oversee the Construction works;

  • Co-operate with the design team, the Assigned Certifier and other certifiers;

  • Ensure that the workmanship complies with the requirements of the Building Regulations;

  • Ensure that materials which they select and for which they are responsible comply with the requirements of the Building Regulations;

  • Sign the Certificate of Compliance (completion);

  • Provide to the Assigned Certifier, such documents for which they are responsible, as may assist the Assigned Certifier to collate particulars for the purposes of handover and certification, and/or for further submissions to the Building Control Authority;

  • Ensure the coordination and provision of all test certificates and confirmations to the satisfaction of the Assigned Certifier or other designated inspectors or certifiers providing Ancillary Certificates; and maintain records i.e. weekly reports and all relevant receipts and product certification.

Designer's Role

The designer appointed on a project is required to complete the following:

  • Design their respective elements of work in accordance with the applicable requirements of the Second Schedule to the Building Regulations;

  • Provide the Design Certifier with the necessary plans, specifications and documentation that is required for lodgement at commencement stage;

  • Arrange to provide sufficient information to the Assigned Certifier to enable them to fulfill their role;

  • As agreed with the Assigned Certifier, carry out work inspections which are pertinent to their elements of the Design, and liaise with the Assigned Certifier in terms of this and the required ancillary certification;

  • Notify the Assigned Certifier of their proposed inspection regime for inclusion in the overall Inspection Plan;

  • Provide the Ancillary Certificates when required by the Assigned Certifier and Design Certifier; and maintain records of inspection.

Assigned Certifier’s Role

The Assigned Certifier is assigned by the Building Owner as required under the Building Control Regulations. They undertake to inspect, and to co-ordinate the inspection activities of others during construction, and to certify the building or works on completion. The role of Assigned Certifier does not include responsibility for the supervision of any builder.

They may or may not be a member of the design team. The Assigned Certifier should:

  • Provide and sign the relevant statutory certificates - the form of undertaking at commencement and the Certificate of Compliance on Completion;

  • Co-ordinate the ancillary certification by members of the design team and other relevant bodies for the Certificate of Compliance on Completion;

  • Identify all design professionals and specialists, in conjunction with the Builder, from whom certificates are required;

  • Identify all certificates required and obtain them;

  • Co-ordinate and collate all certification of compliance for completion in conjunction with the Builder;

  • In consultation with the members of the design team, plan and oversee the implementation of the Inspection Plan during Construction;

  • Prepare the Preliminary Inspection Plan and oversee adherence to this plan, and on completion provide the Inspection Plan as implemented;

  • On termination or relinquishment of their appointment make available to the Building Owner all certification prepared and inspection reports carried out;

  • Act as the single point of contact with the Building Control Authority during construction;

  • Seek advice from the Building Control Authority, in respect of compliance matters relating to the building or works where disputes or differences of opinion arise between the parties to the project; and maintain records of inspection.

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