About Building Regulations
Building regulation approval is different to planning permission.
- Building regulations focuses on the safety of people in and around the building. The main aim is to ensure the safe construction and use of the building.
- Planning permission focuses on the appearance of the development within the local area. It looks to control inappropriate developments.
If building work has been carried out without Building Regulations you may have problems when you come to sell the building. It may be difficult for future owners to insure or mortgage the property.
It is the responsibility of whoever commissions the building work to make sure it meets with building regulations. For example
- if a homeowner wants to build an extension on their house, it is their responsibility to make sure the work complies, not the builder doing the work
- if a shopkeeper who leases a shop wants to alter the shop layout, it is their responsibility to make sure the work complies, not the building owners or the builders
Visit the LABC (opens new window) website for more information about building regulations.
Most building work will require Building regulations ,for example
- extensions, no matter how small
- all loft conversions
- some alterations to a building
- structural alterations
Visit either the Planning Portal (opens new window) or the LABC (opens new window) website for a full list of works that need an application.
Some works do not require an application, for example
- some small detached buildings
- most conservatories and porches (rules apply)
- some agricultural buildings
- most repairs, replacements and maintenance work
The Planning Portal has a more comprehensive list. (opens new window)
Other works can be self-regulated if carried out by a "competent person". This means that the contractor carrying out the work is competent enough in their field to self-certify the work. To do this they must be signed up to a self-certification scheme. Visit the Planning Portal (opens new window) for more information.
Once you have submitted an application, it is valid for three years. If works have not begun in this time then a new application will be required. For guidance on applying please visit our apply for building regulations page.
Site inspections
Site inspections ensure that the work is carried out to current building regulations. They are usually at pre-determined stages, but not always. The Planning Portal (opens new window) holds more information about the site inspection process.
If any stage of the works is complete without an inspection, then the surveyor may ask that the work is opened up. This is to check that the work complies with the building regulations.
The stages of work that may need an inspection include
- commencement
- excavation of foundations prior to concreting
- installation of reinforcement before concreting, in a foundation or a slab
- building over the damp-proof course and foundations concreted
- over-site before concreting
- laying drains prior to back-filling
- drains test after back-filling
- installation of structural members, for example floor joists, roof structure, steel beams
- thermal insulation
- occupation, if before completion
- completion
Enforcement
If work carried out on a site does not meet building regulations, remedial work will be needed to address any defect. If the non-compliant work is not resolved, we may serve an enforcement notice that may result in court action.
We are not able to act on your behalf as an architect, engineer or designer. You may need to employ a specialist to provide you with advice and guidance.
If you contravene building regulations by building without notifying us, or by carrying out work which does not comply, we can prosecute. If you are convicted, you may receive a penalty of up to £5,000 for each offence and a further fine of up to £50 for each day that the default continues.
If you do not put the work right when asked to do so, we have the power to carry out the work and recover the costs from you.
Visit the Planning Portal (opens new window) for full information about enforcement and appeals.
Completion certificates
When the work is complete a final inspection will be carried out by the surveyor. Once all works meet the requirements of the building regulations a completion certificate will be issued.
A copy of the completion certificate is a requirement for any future sales of the property. It is important to keep it somewhere safe.
The completion certificate confirms that, as far as we have been able to determine, the work complies with current building regulations. This is not a guarantee or warranty for the work carried out. Without a completion certificate you can't sell your property and in some cases your home insurance could be invalid.