Registered building inspectors

Building inspectors are an essential part of the construction industry. They ensure safety by confirming that works have been completed correctly and in accordance with building regulations.

Registered Building Inspectors (RBIs) work for local authorities or registered building control approvers (RBCAs). They are responsible for carrying out regulated building control activities such as:

• assessing plans
• inspections
• giving advice to building control bodies carrying out regulated functions

From April 2024 building inspectors must be registered with the regulatory authority in order to undertake regulated building control activities in Wales.

The requirement for building inspectors to be registered will not change the day to day duties that they conduct, but it will establish a baseline level of competence across the industry and ensure safety increases across the country.

There are 4 classes of competency available:

Class 1

Class 1 RBIs will not require a competency assessment. Class 1 RBIs can only work under supervision. This class is suitable for those new to the profession, or undergoing training.

Class 2

Class 2 denotes a specific level of competency as assessed by an approved scheme. RBIs accredited at this level may work unsupervised on building categories they are registered to work on, which may include:

• category A, a residential dwelling house for a single household, less than 7.5m in height
• category B, residential flats and dwelling houses, less than 11m in height
• category C, residential flats and dwelling houses, 11m or more but less than 18m in height
• category D, all building types and uses, less than 7.5m in height
• category E, all building types, 7.5m or more but less than 11m in height
• category F, all building types, 11m or more but less than 18m in height

NB. Class 2 does not include non-standard buildings or higher-risk buildings (“HRBs”).

Class 3

Class 3 competency denotes advanced capability. RBIs who have evidenced capability at this level may work unsupervised on building categories they are registered to work on which may include:

• Category A to F buildings
• Category G, all building types, including standard and non-standard but excluding high-risk, with no height limit
• Category H, all building types, including high-risk

Class 4 technical manager

This class of competency is intended for those in management or supervisory positions. It is an addition to Class 2 or Class 3 competency. Somebody operating with this classification must not carry out unsupervised activities rated above their primary class – for example, a Class 4 technical manager who has been assessed as competent to deal with Class 2 activities must not carry out any Class 3 activities unless supervised.

You may administratively manage a building control team without being registered as a building inspector, but you cannot manage building control professionals on technical matters unless you are registered.

To register as a Class 2, 3 or 4 building inspector, you will need to complete an independent competency assessment. There are three approved schemes:

• Building Safety Competence Foundation (BSCF)
• Chartered Association of Building Engineers (CABE)
• Total Training Development Ltd

These schemes will assess your competency via a portfolio of your work as well as an exam or interview. The assessment evaluates your skills, knowledge, experience and behaviours against the building inspector competence framework. Successful completion of an assessment will enable you to claim a certificate proving your competency which will be used as part of your registration application. You must be reassessed at least every 4 years.

To apply to register as a building inspector, you will need to decide which types of building you are competent to work on. There are:

• standard and non-standard buildings
• 8 different building categories

Standard buildings

A standard build is designed and constructed from common industry recognised standards and codes.

Non-standard buildings   

A non-standard build are buildings that include anything outside of common construction techniques. They do not follow industry recognised design principles set out in relevant building guidance codes, such as:    

• approved documents, which provide guidance for some common building situations    
• British Standards    
• technical documents, for example the Health technical memoranda (on NHS.wales)

Non-standard building work can include:    

• difficult ground conditions   
• buildings with unusual occupancies or high levels of complexity, for example shopping centres occupied by shoppers and workers, conference centres and hospitals     
• very large or very tall buildings and large timber buildings     
• some buildings that incorporate modern construction methods     

Before a building project starts, building control bodies should identify if a building is non-standard, due to being:     

• very large     
• very tall     
• large timber buildings

Building categories

The 8 building categories you can register to work on are: 

• category A, a residential dwelling house for a single household, less than 7.5 metres in height 
• category B, residential flats and dwelling houses, less than 11 metres in height 
• category C, residential flats and dwelling houses, 11m or more but less than 18m in height 
• category D, all building types and uses, less than 7.5 metres in height, excluding non-standard buildings
• category E, all building types, 7.5 metres or more but less than 11 metres in height, excluding non-standard buildings
• category F, all building types 11 metres or more but less than 18 metres in height 
• category G, all building types, including standard and non-standard but excluding higher-risk, with no height limit 
• category H, all building types, including higher-risk

Before you apply to register as a building inspector

You will need to decide:

• the building types you are competent to work on
• the registration class you should apply for
• and whether you are competent to assess plans or carry out inspections, or both

Information to help you decide is available in the building inspector competence framework. This framework sets out the skills, knowledge and qualifications required for your registration application.

To apply to register as a class 2, 3 or 4 building inspector, you will ned to complete an independent competency assessment – otherwise you will be registered as a class 1 building inspector and can only work under supervision.

You can apply to register as a building inspector online.

Registrations will usually be valid for 4 years.

Payment information

There is a £336 registration charge – this is the same whether you register for only Wales or for Wales and England.

In addition to the registration charge, from the first anniversary of your registration you will need to pay an annual maintenance charge of £216.

You can find out more about charges on our BSR charging scheme page.

What you’ll need

To complete the registration, you’ll need to provide:

• your name, date of birth and contact details
• your National Insurance number to cross-check with your competency assessment
• the building inspector class you want to register as
• the categories of buildings you are competent to work on
• details of your independent competency assessment, if you have one
• membership details of relevant professional bodies, if you have any
• your employment status
• your credit or debit card details to pay the £336 registration charge
• in addition to the registration charge, after year 2 of your registration you’ll need to pay an annual maintenance charge. You can read more about this in schedule 1 of the Wales charging scheme

Getting a decision

The information you submit in your application will be considered by the BSR and they will tell you if it’s been approved. In the event they need more information or supporting evidence in order to process your application, the BSR will contact you.

In cases where the application is rejected, the BSR will tell you why. Appeals against decisions can be made to Welsh Magistrates system.

Once registered, you must maintain and develop your competence as a building inspector. This means you must:

• abide by the code of conduct
• continue to develop your skills and knowledge, this can be evidenced by maintaining an up-to-date portfolio of work
• complete an independent competency assessment at least every 4 years
• be supervised if you carry out work outside of your current registration class or competence

If you want to expand the range of work you are registered to do, you can do so by:

• developing your competence within your class, to work across more building categories
• passing an independent competency assessment to change your registration class

RBIs may work on different types of projects during their careers. As you develop and can evidence your competence to conduct work of a certain class, your registered class and types of work you can conduct will increase. RBIs are permitted to work unsupervised on projects within the scope of their competence as listed on the register of building inspectors. 

In order to allow career progression and development, RBIs are permitted to work on projects outside the scope of their registration. Any work undertaken for which you are not registered must be under the supervision of a suitably competent RBI. 

Working under supervision should form part of your professional learning and development. Supervision is managed by your employer. If you are self-employed, you should liaise with the building control body you are working for and arrange supervision from a suitable registered building inspector.

The work you do under supervision is assessed by your supervisor and they are accountable for your work. Employers must have a system in place to make sure all supervised work is up to standard.

Supervised work must be recorded in the project’s files, and you should keep evidence of your work in your portfolio.

You must not take on a technical management role, or supervise the work of others, unless you have the necessary competence to do so.

Working under supervision: class 1 trainee building inspector

As a trainee building inspector the work you conduct will need to be supervised. Work you could be supervised on, as a class 1 trainee building inspectors, includes:

• checking plans for compliance with building regulations where the plans are re-checked by a suitably competent class 2-4 RBI
• inspecting building work alongside a suitably competent class 2-4 RBI. This will include discussing findings with them, and having your decision-making overseen
• gathering information to show a suitably competent class 2-4 RBI for a decision on compliance

Working under supervision: class 2 registered building inspector

Work you could be supervised on, as a class 2 registered building inspector, includes:

• checking plans and specifications for compliance with a suitably competent RBI against building regulations for class 2 work, which you are not registered for
• checking plans and specifications for class 3 work where the plans are re-checked by a suitably competent class 3 RBI
• inspecting building work alongside a suitably competent class 2 or 3 RBI. This will include discussing findings and having your decision-making overseen
• gathering information to show a suitably competent RBI of a class 2 for which you are not competent, or class 3 for a decision on compliance.

As a class 2 RBI you may also be responsible for supervising class 1 RBIs, or class 2 RBIs with a registration lower than yours

Supervising registered building inspectors

If you are supervising the work of another RBI you are responsible for their work and must make sure it is done correctly.

You can only supervise work that you are competent to carry out, and which falls inside the scope of your registration. If your competence changes after an assessment it is free to update your registration details.

There are more details about your responsibilities in the RBI code of conduct.

Finding a supervisor

The building control body you work for must provide you with a supervisor. This is the same whether you are employed or self-employed.

The building control body must have a process in place to ensure that all supervised work is up to standard.

Your details will appear on the public register of building inspectors maintained by the BSR. The register allows people to verify who is a registered building inspector and the work they are registered to do.

The register shows:

• your name
• if you are employed by a building control body, your employer’s name and address
• if you are self-employed, the business address you submitted in your application
• your registration class
• which categories of buildings you are registered to work on
• the start and end date of your registration
• details of any conditions attached to your registration, such as limits on the type of work you can do

Your details can be removed from the register if:

• you ask to be taken off because you no longer want to work as a building inspector
• you do not renew your registration before it expires
• you are found to be in breach of your responsibilities and your registration is suspended or cancelled

If your details are removed from the register, the BSR will continue to keep your details in line with our data retention policy.

To ask to be removed from the register, call the BSR on 0300 790 6787.

You must notify the BSR within 28 days of any changes relevant to your registration, such as:

• your name
• your home address or contact address
• your contact details
• your employer and employer details
• if you want to change your registration class or categories of work
• any relevant criminal convictions
• if you are sanctioned by a professional body
• if you are declared bankrupt, or subject to other action as detailed in the code of conduct for registered building inspectors
• if you no longer wish to be on the register

You can read more about the rules of registration in annex 3 of the code of conduct for registered building inspectors (hse.gov.uk).

To update your registration, call the BSR on 0300 790 6787

If you are found to be guilty of professional misconduct you could face sanctions. A breach of the code of conduct may be used as evidence of professional misconduct.

You are committing an offence and could be prosecuted if you:

• carry out work that you are not registered to do without supervision
• work as a building inspector after April 2024 without being registered