What Is Building Regulations Approval (and How Is It Different From Planning Permission)?
In short
Building regulations approval confirms that building work meets national standards for structure, fire safety, insulation, drainage, ventilation and access. It is separate from planning permission: planning controls what you build and how it looks, while building regulations control how it is built. Most structural work needs both, or at least building regulations.
Building regulations approval is about safety and performance. Whatever you are building, the work must meet the Building Regulations 2010, explained in a series of Approved Documents covering structure, fire safety, ventilation, insulation and energy use, drainage, electrical safety and more. Approval is given by building control, who check the plans and inspect the work as it goes.
Planning permission vs building regulations
- Planning permission asks whether the development is acceptable: its size, appearance, use and impact on neighbours and the area. It is decided by your local council.
- Building regulations ask whether it is built properly: strong enough, safe in a fire, energy efficient, well ventilated and correctly drained.
A project can need one, both or neither. A rear extension built under permitted development needs no planning application, but it still needs building regulations approval. Replacing a kitchen like for like may need neither, although new electrical circuits must still be certified.
Work that usually needs building regulations
- Extensions and loft conversions
- Removing or altering load bearing walls
- New bathrooms or kitchens involving new drainage or ventilation
- Most new electrical circuits and work in bathrooms
- Replacement windows and doors (often self certified by registered installers)
- Heating systems and boilers (self certified by registered engineers)
- Changes of use, such as converting a house into flats
Routes to approval
- Full plans application: detailed drawings and calculations are checked before work starts. The most certain route for structural projects.
- Building notice: work can start shortly after notice is given, with compliance checked on site. Suited to simpler work.
- Regularisation: a retrospective application for work done without approval, which can involve opening up finished work.
Building control can be provided by the local authority or by a registered building control approver. Whichever you choose, the same regulations apply and the same standard of evidence is needed.
Why it matters beyond compliance
Building regulations protect you as much as anyone. Correct fire protection to a loft staircase, adequate insulation in a new roof, the right ventilation in a bathroom and properly designed steelwork all affect how safe, comfortable and economical your home is for decades. Approval is also the independent check that what you paid for was built to the required standard.
Inspections and the completion certificate
Building control inspects at key stages, such as foundations, drainage, steelwork and insulation, before work is covered. At the end, a completion certificate is issued. See building control sign off. Keep it safely: your buyer’s solicitor will ask for it when you sell.
How we handle building regulations on London’s Prestige projects
We prepare and manage the building regulations application with the designer and structural engineer, book every inspection at the right stage, and make sure the completion certificate and all electrical and gas certificates are handed to you at the end. You deal with one project manager, not a list of separate consultants. Our Clairville Gardens project combined a loft, extension and full renovation under a single managed programme. Find out about our full house renovation service, or book a site visit to discuss what your project needs.
Common questions
Do I need building regulations if I do not need planning permission?
Usually, yes, for structural work, extensions, loft conversions and new drainage or electrics. Permitted development only removes the need for a planning application.
What happens if work was done without building regulations?
The council can require it to be altered or removed, and it can cause problems when you sell. A regularisation application may be possible, which can mean opening up finished work for inspection.
Who issues the building regulations completion certificate?
The building control body that approved and inspected the work, either the local authority or a registered building control approver.