Do I need building regulations approval?
Building regulations approval is separate from planning permission. Planning is about whether you can build something and how it looks; building regulations are about whether it's built safely, covering structure, fire safety, insulation, ventilation and drainage. Most extensions and loft conversions need building regulations approval even when they're permitted development.
What's the difference between planning permission and building regulations?
Planning permission comes from planning law and controls the use of land and the effect of a building on its surroundings. Building regulations come from the Building Act 1984 and the Building Regulations 2010, and set minimum standards for how the work is designed and built. A project can need one, both or neither, and getting one doesn't give you the other.
Which projects need building regulations approval?
- Extensions, including most single-storey rear and side extensions.
- Loft conversions, always, because they affect the structure and fire escape routes.
- Structural changes, such as removing a load-bearing wall or making a bigger opening.
- Garden rooms over 30 square metres, or with sleeping accommodation, and some between 15 and 30. See the garden room guide.
- Replacement windows, electrics and heating, which are usually handled by an installer registered with a competent person scheme, who certifies the work for you.
Which projects are usually exempt?
- Porches at ground level and under 30 square metres, as long as the existing front door stays in place between the porch and the house.
- Conservatories at ground level and under 30 square metres, separated from the house by external-quality walls, doors or windows, with no extension of the house's heating. The glazing must still meet safety standards.
- Small detached outbuildings under 15 square metres with no sleeping accommodation.
- Walls, fences and gates, which aren't covered by building regulations.
How do I get building regulations approval?
You can use your council's building control service or a registered building control approver, a private alternative. There are two main routes: a full plans application, where the drawings are checked before work starts, or a building notice, where you give notice and the work is inspected as it goes. Full plans is usually safer for extensions and loft conversions. The work is inspected at key stages, and at the end you get a completion certificate. Keep it, because you'll need it when you sell.
What if work is done without approval?
The council can require the work to be altered or removed, and missing certificates often cause problems when selling. For work done through the council route, you may be able to apply for a regularisation certificate, which usually means opening up parts of the work for inspection.
Building regulations also don't cover your neighbours' rights. Work on or near a shared wall or boundary may need a notice under the Party Wall etc. Act 1996.
Guides by project
- Do I need planning permission for a rear extension?
- Do I need planning permission for a side extension?
- Do I need planning permission for a loft dormer?
- Do I need planning permission for a garden room?
- Do I need planning permission for a porch?
- Do I need planning permission for a front wall or fence?
- Do I need planning permission for solar panels?