Do you need building regulations approval? Common jobs in England
In England, most extensions, loft conversions, garage conversions, replacement windows and new boilers need building regulations approval, while some small outbuildings, porches and conservatories are exempt if they meet set limits. Building regulations are separate from planning permission, so a job can need one, both or neither.
What building regulations cover
The Building Regulations 2010 apply to building work, which includes erecting or extending a building, providing or extending a controlled service or fitting such as heating, electrics or windows, and material alterations (regulation 3). GOV.UK says you must check before you construct or change buildings in certain ways.
Approval comes from a building control body: the local authority or a registered building control approver. GOV.UK says the person doing the work could be prosecuted and fined if the regulations are not met, you could be made to pay to fix faulty work, and without approval you will lack the certificates you may need to sell.
Common jobs in England
Usually: approval is normally needed. Sometimes: it depends on size, use or how much is done. No: exempt if the conditions are met.
- Extension: usually. The Planning Portal says most extensions need approval. The exceptions are the small ground-level ones below.
- Loft conversion: usually. Approval is required to turn a loft into a liveable space, and boarding out a loft for storage may need it too.
- Garage conversion to living space: usually.
- Porch: no, if exempt. Ground level, no more than 30 square metres, and glazing that meets Parts K and N (Schedule 2, Class 7). The Planning Portal adds that the front door between house and porch must stay.
- Conservatory: no, if exempt. Same Class 7 limits. The Planning Portal adds that it should be separated from the house by external-quality walls, doors or windows, with its own heating and controls. A new structural opening into the house needs approval.
- Garden room or outbuilding: sometimes. A detached building with no sleeping accommodation is exempt at 15 square metres or less. Up to 30 it is exempt if single storey and at least 1 metre from the boundary, or substantially non-combustible (Schedule 2, Class 6). Anything attached, larger or used for sleeping is not.
- Re-roofing: sometimes. The Planning Portal says repairs or re-covering normally need no application if under 25% of the building envelope and under 50% of the roof is affected, so a whole re-cover goes past the limit. Structural changes, a different fire performance or a covering 15% or more heavier also need approval.
- Replacement windows: usually, often through a registered installer. Replacement glazing has been covered since April 2002. GOV.UK lists external doors less than half glazed as not needing approval.
- New boiler: usually, through a registered installer. GOV.UK says emergency repairs need no advance approval, but the rules still apply.
- Electrical work: sometimes. In England it is notifiable if it is a new circuit, a replacement consumer unit, or any addition or alteration to circuits in a special location around a bath or shower (regulation 12(6A)). Other work need not be notified, but it must still meet Part P and should follow BS 7671.
Exempt does not mean no rules
Exemption in Schedule 2 removes most technical requirements, not all. Part P (electrical safety) still applies to a small detached building or a Class 7 extension that takes its electricity from the house, and Part G where the water supply comes from the house (regulation 9). GOV.UK says you must meet safety and energy efficiency standards even if you do not need formal approval. Planning permission, including permitted development, and the Party Wall Act are separate.
Competent person schemes
An installer registered with a competent person scheme can self-certify that their work complies, and tell the local authority for you. GOV.UK says they should give you a certificate within 8 weeks of completion. Schedule 3 lists the work that can be self-certified, including heating and hot water systems, gas, oil and solid fuel appliances, fixed electrical installations in dwellings, replacement windows, doors and rooflights, and replacement roof coverings.
If your firm is not registered for that work, the job goes through building control, so allow for the notice or application, the fee and the inspections. Our guide on building notice or full plans covers the routes.
When it is not clear
The Planning Portal calls its pages an introductory guide, and local rules can matter. GOV.UK says to check with a building control body if you cannot decide. Ask before you price the job, and for any job not on this list.
Sources
- GOV.UK: Building regulations approval, when you need approval
- GOV.UK: Building regulations approval, when you do not need approval
- GOV.UK: Building regulations approval, use a competent person scheme
- legislation.gov.uk: Building Regulations 2010, regulation 3
- legislation.gov.uk: Building Regulations 2010, regulation 9
- legislation.gov.uk: Building Regulations 2010, regulation 12
- legislation.gov.uk: Building Regulations 2010, Schedule 2 (exempt buildings and work)
- legislation.gov.uk: Building Regulations 2010, Schedule 3 (self-certification)
- Planning Portal: Is building regulations approval needed for an extension?
- Planning Portal: Is building regulations approval needed for a loft conversion?
- Planning Portal: Garage conversion, building regulations
- Planning Portal: Porches, building regulations
- Planning Portal: Conservatories, building regulations
- Planning Portal: Is building regulations approval needed for an outbuilding?
- Planning Portal: Work to an existing roof, building regulations
- Planning Portal: Doors and windows, building regulations
- Planning Portal: Boilers and heating, building regulations
- Planning Portal: Electrics, building regulations general information
- Planning Portal: Exemptions from building regulations