Building Regulations Explained

Building Regulations are organised into a series of Approved Documents, each covering a specific area of technical performance.

The main areas include:

Each Approved Document sets out practical guidance on how to comply with the underlying legal requirements.

Building Regulations normally apply whenever building work is carried out on a dwelling. Common examples include:

• Building an extension.
• Converting a loft, garage or outbuilding into habitable space.
• Removing or altering a load-bearing wall.
• Underpinning foundations.
• Installing or altering drainage.
• Installing a new heating system or boiler.
• Rewiring or major electrical changes.
• Replacing windows and external doors.
• Adding a bathroom, WC or kitchen where none existed.
• Installing insulation to walls, floors or roofs.

Some minor repairs and like-for-like replacements are exempt. If in doubt, check with a building control body before starting work.

These two approvals are separate and serve different purposes.

A project may need one, both or neither. Falling within Permitted Development does not remove the need for Building Regulations approval.

There are two main routes to Building Regulations approval.

1. Full Plans Application

Detailed drawings and specifications are submitted to the building control body before work starts. The plans are reviewed and either approved or approved with conditions.

This route provides greater certainty and is generally recommended for extensions, loft conversions and structural work.

2. Building Notice

A shorter notification is submitted before work begins, without detailed plans. Compliance is assessed on site through inspections.

This route can suit small, straightforward jobs, but places more risk on the homeowner because non-compliant work must be corrected on site.

Building control can be provided by:

• Your local authority's building control team.
• A Registered Building Control Approver (formerly known as an Approved Inspector).

Both routes assess the same regulations and issue an equivalent completion certificate. The choice often depends on availability, fees and previous experience of the professionals involved.

Building control inspects the work at key stages, typically including:

1. 1Commencement.
2. 2Excavation of foundations.
3. 3Concrete for foundations.
4. 4Damp-proof courses.
5. 5Drainage before backfilling.
6. 6Drainage on completion.
7. 7Structural elements at key stages.
8. 8Insulation and air tightness.
9. 9Completion.

Once satisfied that the work complies, the building control body issues a completion certificate.

Keep this certificate safe. It is often requested by buyers, solicitors, lenders and insurers.

Some specialist installers are registered under Competent Person Schemes. They can self-certify that their work complies with Building Regulations without a separate building control application.

Common examples include:

• Gas Safe registered installers for gas appliances.
• NICEIC, NAPIT or Stroma registered electricians for Part P work.
• FENSA or Certass installers for replacement windows and doors.
• OFTEC registered installers for oil-fired heating.
• MCS certified installers for heat pumps and solar panels.

Ask for the certificate of compliance after any Competent Person work. It is your proof of Building Regulations compliance for that installation.

If building work is carried out without the necessary Building Regulations approval, the local authority can take enforcement action.

Possible consequences include:

• A notice requiring the work to be altered or removed.
• Difficulty selling or remortgaging the property.
• Concerns raised by buyers, surveyors and lenders.
• Additional cost to open up and inspect completed work.
• The need for a Regularisation Certificate for older unauthorised work.

Where non-compliant work is discovered later, it may be possible to apply for a Regularisation Certificate. The local authority will inspect what is accessible and may require alterations before issuing a certificate.