Construction & Property Building Standards

Building control and Building Regulations approval

How to get Building Regulations approval for construction work - application types, competent person schemes, inspection process, and compliance certificates.

UK-wide
Guide summary

You may need Building Regulations approval for construction work. Check if your project requires approval, then apply through your local council or an approved inspector. There are two application types: full plans or building notice. Use registered professionals for gas and electrical work.

  • Check if your project needs Building Regulations approval
  • Choose between council Building Control or approved inspector
  • Apply using full plans (pre-checked) or building notice (no pre-check)
  • Full plans take 5 weeks to approve, extendable to 8 weeks
  • Building notice requires 2 days' notice before starting work
  • Use Gas Safe registered engineers for gas work
  • Follow Approved Documents for compliance guidance
  • Request inspections at key construction stages
  • Get a completion certificate when work finishes
  • Exemptions include small detached buildings under 15m²
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UK-wide

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Most construction work in England and Wales requires Building Regulations approval to ensure it meets minimum safety, accessibility, energy efficiency and sustainability standards.

Building Regulations approval is separate from planning permission. You may need one, both, or neither depending on the type of work.

Higher-risk buildings are different: for work on a higher-risk building in England (18 metres or more or 7 or more storeys with at least 2 residential units), you cannot choose your building control body - the Building Safety Regulator is the building control authority and the gateway regime applies instead of the process described below.

Gas work registration requirements

All gas installation work must be carried out by Gas Safe registered engineers. This is a legal requirement that cannot be bypassed:

Gas Safety Regulations compliance

The Gas Safety (Installation and Use) Regulations 1998 set out comprehensive requirements for gas work:

Electrical installation requirements

Electrical work in dwellings is controlled under Part P of the Building Regulations. In England, only some electrical work is notifiable - installing a new circuit, replacing a consumer unit, and additions or alterations in special locations (such as rooms containing a bath or shower) - unless carried out by a registered competent person. Most other work, such as additions or alterations to existing circuits outside special locations, is not notifiable. In Wales a broader range of electrical work remains notifiable:

Electrical Safety Regulations

All electrical installations must comply with BS 7671 (IET Wiring Regulations) and Building Regulations Part P:

Refrigeration and air conditioning work

If your construction projects involve installing or servicing refrigeration or air conditioning systems, F-Gas certification is legally required:

Demolition notification

If your project involves demolishing buildings, you must notify the local authority well in advance:

Party wall procedures

Work affecting shared walls or excavations near neighbouring properties is governed by the Party Wall Act 1996:

Party Wall Act compliance

Understanding the full scope of the Party Wall Act is essential for avoiding disputes and delays:

  1. 1

    Determine if you need Building Regulations approval

    Check if your work is covered by Building Regulations. Most structural work, extensions, conversions, and installations require approval unless specifically exempted.

  2. 2

    Choose your building control provider

    Decide between local authority building control or a registered building control approver (RBCA - the replacement for the former approved inspector role). Compare fees, service levels, and availability. For higher-risk buildings in England there is no choice - the Building Safety Regulator is the building control authority.

  3. 3

    Check if competent person scheme applies

    For certain work (windows, electrics, gas, heating), check if using a registered installer would allow self-certification instead of a Building Regulations application.

  4. 4

    Prepare plans and specifications

    For Full Plans applications, prepare detailed drawings showing existing and proposed work, structural calculations, and specifications. Consider hiring an architect or building designer.

  5. 5

    Submit application online

    Use the Planning Portal, Submit a Plan, or your council's online system. Since 6 April 2024 building control applications are made through online services - check your building control body's submission requirements.

  6. 6

    Notify building control at key stages

    Give required notice before covering up work (foundations, drainage, structural elements). Your Inspection Service Plan will list the mandatory notification stages.

  7. 7

    Allow inspections to take place

    Make the site accessible for building control surveyors to inspect work. Do not cover up work before it's been inspected and approved.

  8. 8

    Obtain Completion Certificate

    Once work is finished and complies, the building control body issues a Completion Certificate. Keep this safe - you'll need it when selling the property.

The inspection process

When your application is approved, you'll receive an Inspection Service Plan outlining the stages of work that must be inspected before you can proceed.

Typical inspection stages include:

  • Commencement: Notify building control when work starts
  • Foundations: Inspect before concrete is poured
  • Drainage: Inspect before covering with ground/concrete
  • Damp-proof course: Inspect before covering
  • Oversite preparation: Inspect ground floor construction
  • Structural work: Inspect beams, lintels, fire separation
  • Completion: Final inspection before Completion Certificate issued

You must give 2 working days' notice of commencement; your inspection service plan sets the notice period for each later stage (typically 1-2 days). Do not cover up work until the surveyor has inspected and approved it.

Regularisation: retrospective approval

If work has already been done without approval, you can apply for regularisation (retrospective approval) from your local authority building control (not available from registered building control approvers).

The building control surveyor will assess the work. You may need to:

  • Open up completed work for inspection
  • Provide evidence of compliance (structural calculations, test certificates)
  • Make alterations to bring work up to standard

If satisfied, the council will issue a Regularisation Certificate. This is more expensive and uncertain than applying before work starts.

Note: Only work carried out after 11 November 1985 can be regularised.

Penalties for non-compliance

If you carry out work without Building Regulations approval (and don't use a competent person scheme where applicable):

  • The person doing the work can be prosecuted with unlimited fine and/or up to 2 years imprisonment (since 1 October 2023 in England; Wales commenced these changes separately)
  • Your local authority can require you to alter or remove non-compliant work
  • You may face difficulties selling your property without compliance certificates
  • Your building insurance may be affected if work doesn't comply

Mortgage lenders and buyers' solicitors will request Building Regulations certificates or indemnity insurance, which can delay or prevent property sales.