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BCAR Building Control Regulations Ireland: A Practical Guide for Contractors
Written by Jack Doherty
BC(A)R has been in force since 2014 and fundamentally changed how construction compliance is managed in Ireland. This guide explains what it means for contractors day to day.
The Building Control (Amendment) Regulations - commonly referred to as BC(A)R or BCAR - came into force in Ireland in March 2014 following a series of high-profile failures in residential construction quality. They introduced statutory certification of both design and construction, shifting the burden of compliance from local authority inspection to a framework of professional accountability.
For contractors, BC(A)R means working within a structured inspection regime managed by the Assigned Certifier, maintaining detailed construction documentation, and ensuring that works comply with the applicable Building Regulations at every stage rather than just at completion.
What BC(A)R requires
BC(A)R applies to new dwellings, extensions to dwellings over 40 square metres, new commercial buildings, and material changes of use. It requires the appointment of a Design Certifier (responsible for ensuring the design complies with Building Regulations) and an Assigned Certifier (responsible for overseeing construction and certifying compliance at completion). The builder - typically the main contractor - is required to give an undertaking to build in accordance with the design and to notify the Assigned Certifier at agreed inspection stages.
The Assigned Certifier role
The Assigned Certifier is the registered professional appointed by the building owner to inspect the works at key stages and certify at completion that the building was constructed in accordance with the approved design. Inspection stages are agreed in an Inspection Plan submitted to the BCMS at commencement. The Assigned Certifier does not inspect every element of construction but inspects at the stages where non-compliant work would be most consequential - foundations, structural frame, external envelope, fire stopping. Contractors need to cooperate fully with the Assigned Certifier's access requirements and maintain the documentation the Assigned Certifier needs.
BCMS commencement notices
Before any work begins on a BC(A)R project, a valid commencement notice must be lodged through the BCMS online portal. This notice includes the appointment of the Design Certifier and Assigned Certifier, the Inspection Plan, and the design documentation relevant to compliance. Work cannot legally commence until seven days after the commencement notice is lodged (or sooner if the local authority approves). As a contractor, confirm that a valid commencement notice is in place before mobilising on any new project - starting without one creates liability for you and the building owner.
Certificate of Compliance on Completion
At the end of the project, the Assigned Certifier lodges a Certificate of Compliance on Completion (CCOC) through BCMS, certifying that the building was constructed in accordance with the Building Regulations. The builder also signs a builder's undertaking as part of this process. The CCOC is legally required before a building can be occupied or sold. Delays in completing the CCOC documentation - often caused by outstanding snag items or missing construction records - can delay the client's ability to occupy or sell, creating significant commercial and relationship consequences for the contractor.
Common questions about BC(A)R in Ireland
What does BC(A)R mean and when did it come into force in Ireland?
BC(A)R stands for Building Control (Amendment) Regulations. The regulations came into force in Ireland on 1 March 2014. They introduced statutory certification of design and construction for most new residential and commercial buildings, and for material changes of use. The regulations created the roles of Design Certifier and Assigned Certifier to oversee compliance with the Building Regulations throughout design and construction.
Who can act as Assigned Certifier under Irish BC(A)R?
The Assigned Certifier must be a registered construction professional - typically an architect, engineer, or surveyor registered with a recognised professional body. RIAI registered architects, Engineers Ireland chartered engineers, and SCSI chartered surveyors are all recognised. The Assigned Certifier is appointed by the building owner before commencement and is responsible for inspecting the works at key stages and certifying compliance at completion. Contractors cannot act as their own Assigned Certifier.
What is the BCMS and how does a contractor use it?
BCMS (Building Control Management System) is the online portal through which commencement notices, inspection plans, and certificates of compliance are lodged with local building control authorities. Contractors are not typically the primary user of BCMS - that is usually the building owner or their Assigned Certifier. However, contractors need to understand that a valid commencement notice must be in place before works can begin, and that the Certificate of Compliance on Completion (CCOC) must be registered before a building can be occupied or sold.
Jack Doherty
Founder and CVO, WDI
Jack founded WDI, which builds and runs email and LinkedIn outreach for Irish B2B and construction firms.
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