New Properties and Completion Notices

A completion notice is a document that specifies the ‘completion date’ for newly built properties.

It is the date on which the property becomes a dwelling for Council Tax purposes, and is the date it is entered into the valuation list.

Where a domestic property is deemed to be structurally complete, or where the work remaining can reasonably be expected at the time of the inspection to be completed within three months, a completion notice will be served on the ‘owner’ of the property.

The ‘owner’ is defined as the person entitled to possession.

Where work on a property is not yet completed, a completion notice can be served specifying the final completion day of up to three months from the date of service for the remaining works to be carried out.

Please also see “Registering the Address” below.

 

Deciding the Completion Date

A property will be considered to have reached a stage of substantial completion when it meets the following criteria:

  • the basic structure is complete, for example all external walls and roof in place
  • internal walls are built (although not necessarily plastered)
  • floors laid (although the screed or top coat of concrete need not have been laid)

A notice may be served specifying a final completion day of up to three months from the date of service for the remaining works for final completion of the property to be carried out.

A notice could also be served specifying a completion date within three months even if the above criteria are not fully met.

Many properties will have reached an advanced level of completion where, for example, ceilings are in place, walls have been plastered and 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.

It should be noted that in order to be considered ready for banding, the following work does not need to have been carried out:

  • internal decoration of the property
  • final fitting of sanitary ware and kitchen units
  • final fitting of electrical 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 by either building control or for the National House Builders Certificate therefore whether either of these certificates has been issued or not is not directly relevant.

Therefore, while at the date when the notice is sent the property may not be complete, the date we specify is the date by which the property could be completed.

 

Timescales Used to Decide the Completion Date

Substantially complete

  • the basic structure is complete, for example all external walls and roof are in place (three months)
  • internal walls are built (although not necessarily plastered) (three months)
  • floors have been laid (although the screed or top coat of concrete need not have been laid) (three months)

First fix – within six weeks to finish

  • joists
  • studwork and partitioning
  • door linings
  • window boards
  • staircases
  • plasterboard
  • cable network

Second fix – within three weeks to finish

  • hanging of doors
  • fixed mouldings
  • installation of power points
  • light fittings, locks and handles
  • drainage & sanitary ware boxed-in
  • radiators and boilers
  • decoration

Final fix – within one week to finish

  • electrical testing and connection
  • estimated timescale for second and final fix work to reasonably be expected to be completed

A completion notice may be served up to three months in advance of the day on which the council specifies that a property is complete.  This is a statutory requirement in schedule 4, 1(1) Local Government Act 1988

If it comes to the notice of a charging authority that the work remaining to be done on a new building in its area can reasonably be expected to be completed within three months, the authority shall serve a completion notice on the owner of the building as soon as it is reasonably practical even though a programme of works may still be required.

 

Registering the Address

Please note that the address on the Completion Notice is solely for council tax purposes and may not be the final official address.  An address is not official until it has been registered by our Street Naming and Numbering team.

Registering the address will ensure that it is approved and available, enabling you to apply for services at MVDC such as ordering new bins and applying to be added to the Electoral Register.

It is also logged with the postal service which will help to enable delivery companies to locate and deliver to the property and utility and service providers to connect services.

To register an address, please complete the Property Registration Form. Address registration fees apply.

 

Disagreements and Appeals

The regulations specify that if you disagree with a completion notice you should appeal to the Valuation Tribunal Service within 28 days of the date of the completion notice being served.

However, you can write to us beforehand outlining the reasons why you disagree with the date of completion and ask us for a reconsideration (Internal Appeal).

Once we receive your letter, further information may be required but you will be advised of the decision as soon as possible, to allow you sufficient time to appeal formally to the VTS if you wish.

A revised completion notice will be issued, if necessary.

 

Regulations

There are six regulations in respect of completion notices. Four are issued in accordance with Schedule 4A of the Local Government Finance Act 1988 and a further two are issued in accordance with Section 17 of the Local Government Finance Act 1992.

 
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