Business essentials for Scotland
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Scottish Statutory Instrument
2004
Scotland
Building (Scotland) Regulations 2004
At a glance
Enforced by
What's here
20 compliance obligations, 1 practical guide · 1 journey
Who this Act binds
Business-side actors with duties under this Act, ranked by how often they appear.
- Trader 14
- Any Person 5
- Contractor 1
Step-by-step journeys using this legislation
Walkthroughs that take you from a real business situation to compliance.
Relevant guidance
Practical guides for businesses affected by this Act, ordered by how closely they engage with it.
Direct — cites this Act
1 guidesOther Acts binding the same actors
For each actor bound by this Act, the other UK Acts that bind them most often. Useful for understanding the full compliance landscape facing each role.
Traders also bound by 826 other Acts (top 5 shown)
- Value Added Tax Regulations 1995 1995 413 duties
- Companies Act 2006 2006 243 duties
- The Large and Medium-sized Companies and Groups (Accounts and Reports) Regulations 2008 2008 114 duties
- Insolvency (England and Wales) Rules 2016 2016 62 duties
- Building Societies Act 1986 1986 56 duties
Any Person also bound by 2338 other Acts (top 5 shown)
- Human Medicines Regulations 2012 2012 169 duties
- Merchant Shipping Act 1995 1995 144 duties
- Insolvency (England and Wales) Rules 2016 2016 101 duties
- Road Traffic Act 1988 1988 95 duties
- Air Navigation Order 2016 2016 95 duties
Contractors also bound by 178 other Acts (top 5 shown)
- The National Health Service (Personal Medical Services Agreements) Regulations 2015 2015 137 duties
- The National Health Service (General Medical Services Contracts) Regulations 2015 2015 134 duties
- Construction (Design and Management) Regulations 2015 2015 114 duties
- The National Health Service (General Medical Services Contracts) (Wales) Regulations 2023 2023 93 duties
- The Health and Personal Social Services (General Medical Services Contracts) Regulations (Northern Ireland) 2004 2004 87 duties
What this Act requires
Sections that create concrete duties on businesses or carry penalties. Procedural and definitional sections are folded into the “Browse other sections” expander at the bottom of each group. Click any section title to read the source text on legislation.gov.uk.
Schedules
Automatic fire suppression systems
- Install automatic fire suppression system in certain building types Trader
Site preparation – harmful and dangerous substances
- Design and construct buildings to avoid harm from harmful or dangerous substances Trader
Combustion appliances – air for combustion
- Ensure adequate combustion air supply for fixed appliances Trader
Fuel storage – containment
- Design and construct buildings to contain oil storage spillages safely Trader
Solid waste storage
- Provide safe and accessible solid waste storage for flats and maisonettes Trader
Overheating risk
- Design and construct residential buildings to reduce overheating risk Trader
Existing drains
- Do not build over an active drain unless rerouting is not reasonably practicable Trader
Private wastewater treatment systems – treatment plants
- Design and construct private wastewater treatment systems for safe storage and treatment Trader
Liquefied petroleum gas storage
- Design and construct LPG storage installations to be fire-safe and prevent gas pockets Trader
Noise reduction between rooms
- Limit noise transmission between rooms in residential buildings Trader
Building insulation envelope
- Design and construct buildings with an insulation envelope to reduce heat loss Trader
Artificial and display lighting
- Design and install energy-efficient artificial and display lighting Trader
Energy Performance Certificates
- Affix and display an Energy Performance Certificate on your building Trader
Browse 140 other Schedules — structural / supplementary
DESCRIPTIONS OF BUILDING AND WORK, INCLUDING THE PROVISION OF SERVICES, FITTINGS AND EQUIPMENT, NOT REQUIRING A WARRANT
BUILDING STANDARDS APPLICABLE TO CONVERSIONS
EXEMPTED BUILDINGS AND SERVICES, FITTINGS AND EQUIPMENT
Buildings etc. controlled by other legislation
Buildings of a specialised nature
A single–storey detached road or rail passenger shelter or a...
A caravan or mobile home within the meaning of the...
Small buildings
Construction and development buildings
A building used in connection with the letting or sale...
Temporary buildings
Buildings ancillary to houses
A single storey building attached to an existing house, which...
A single storey building which is detached, or is attached...
A building erected on a site which is subject to...
Buildings ancillary to flats or maisonettes
Paved areas
A building included in the schedule of monuments maintained under...
Protective Works
Buildings or work not frequented by people
Detached fixed plant or machinery or a detached building housing...
Agricultural and related buildings
A single-storey detached building used for any other form of...
Works of civil engineering construction
CONVERSIONS TO WHICH THE REGULATIONS APPLY
Changes in the occupation or use of a building to...
Changes in the occupation or use of a building ancillary...
Changes in the occupation or use of a building which...
Changes in the occupation or use of a domestic building...
Changes in the occupation or use of a residential building...
Changes in the occupation or use of a residential building...
Changes in the occupation or use of an exempt building...
Changes in the occupation or use of a building to...
Changes in the occupation or use of a building to...
Any work to or in a house. Except –Any work...
Any work associated with refillable liquefied petroleum gas storage cylinders...
Any work associated with the provision of a single sanitary...
Any work associated with the relocation within the same room...
Any work associated with the provision of an extractor fan....
Any work associated with a stairlift within a dwelling.
Any work associated with the provision of a notice or...
Any work associated with affixing an energy performance certificate to...
Any work associated with affixing a statement of sustainability to...
Any work associated with an outdoor sign that is subject...
Any work associated with thermal insulating material to or within...
A wall not exceeding 1.2 metres in height, or a...
Any work associated with open raised external decking. Except –Any...
Any work to or in a non-residential building to which...
A door, window, or rooflight when the work includes replacing...
A paved area or hardstanding exceeding 50 square metres in...
An electrical installation, including a circuit for telecommunication, alarm purposes...
The construction of a ramp not exceeding 5 metres in...
A detached single-storey building used for shelter or sleeping in...
Any work associated with the replacement of a fitting or...
Any work associated with the replacement in whole or in...
Replacement of part of an external wall cladding system when...
Any work to a door, window or rooflight, including glazing...
Any works to or in a building ... that is...
A building or any work to or in a building...
A building or any work to or in a building...
A detached single-storey building, having an area exceeding 8 square...
A detached single-storey building, having an area exceeding 8 square...
A detached single-storey building, having an area exceeding 8 square...
Any work associated with a fixed combustion appliance installation or...
Any work associated with a balanced flue serving a room-sealed...
Any work associated with pipework, radiators, convector heaters and thermostatic...
Any work associated with installing a flue liner.
MEASUREMENTS
Area
A room excludes any built-in fixture extending from the floor...
In the case of a dwelling, a room excludes any...
Height and depth
In the measurement of height or depth from ground which...
General
BUILDING STANDARDS APPLICABLE TO DESIGN AND CONSTRUCTION
Structure
Disproportionate collapse
Compartmentation
Escape lighting
Communication
Fire and rescue service access
Fire and rescue service water supply
Fire and rescue service facilities
Separation
Structural protection
Cavities
Internal linings
Spread to neighbouring buildings
Spread on external walls
Spread from neighbouring buildings
Escape
Precipitation
Facilities in a dwelling
Sanitary facilities
Heating
Ventilation
Condensation
Natural lighting
Combustion appliances – safe operation
Combustion appliances – protection from products of combustion
Combustion appliances – relationship to combustible materials
Site preparation – protection from radon gas
Combustion appliances – removal of products of combustion
Combustion appliances – air for cooling
Fuel storage – protection from fire
Dungsteads and farm effluent tanks
Water efficiency
Flooding and ground water
Moisture from the ground
Surface water drainage
Wastewater drainage
Private wastewater treatment systems – infiltration systems
Access to buildings
Fixed seating
Vehicle protective barriers
Security
Gigabit-ready physical infrastructure for electronic communications networks
Access within buildings
Stairs and ramps
Pedestrian protective barriers
Electrical safety
Electrical fixtures
Aids to communication
Danger from accidents
Danger from heat
Noise separation
Energy demand ...
Metering
Heating and hot water – direct emission heating system
Heating system
Insulation of pipes, ducts and vessels
Mechanical ventilation and air conditioning
Commissioning building services
Written information
Statement of sustainability
Electric vehicle charging
Every conversion, to which these regulations apply, shall meet the...
Every conversion, to which these regulations apply, shall meet the...
Every conversion, to which these regulations apply, which—
Every conversion, to which these regulations apply, must meet the...
Building standards – construction
- Ensure construction work meets Scottish building standards Contractor
Building Standards – demolition
- Safely manage building demolition and secure the site Trader
Building standards –service, fitting or equipment
- Ensure building services and fittings meet safety and efficiency standards Any Person
Building standards – conversion
- Ensure building conversions meet Scottish building standards Any Person
Provision of protective works
- Install and maintain protective works around building sites Any Person
Clearing of footpaths
- Keep footpaths clear of building debris Any Person
Securing of unoccupied and partly completed buildings
- Secure unoccupied or partly completed buildings against entry Any Person
Browse 10 other sections — procedural / definitional / commencement
Citation and commencement
Interpretation
Exempted buildings and services, fittings and equipment
Changes in the occupation or use of a building which cause the regulations to apply
Descriptions of building and work, including the provision of services, fittings and equipment, not requiring a warrant
Limited life buildings
Measurements
Fitness and durability of materials and workmanship
Relaxations
Continuing requirements
Official guidance
Authoritative sources published by regulators or government explaining this legislation.
- Regeneration | Historic Environment Scotland (opens in a new tab) from HES Detailed Guidance
- Getting a building warrant - mygov.scot (opens in a new tab) Other
- Building standards procedural handbook (opens in a new tab) Publication
- Building warrant fee calculator (opens in a new tab) Detailed Guidance
- eBuildingStandards.scot (opens in a new tab) Detailed Guidance
- Scottish Government - Building Standards (opens in a new tab) Detailed Guidance
- Gas boilers - flues in voids (opens in a new tab) from HSE Detailed Guidance
- Radon in the workplace (opens in a new tab) from HSE Detailed Guidance
Enforcement and responsible bodies
The regulators that administer or enforce this legislation.
Local Authority (Environmental Health / Licensing / Planning)
Local councils enforce food safety (via Environmental Health Officers), issue alcohol licences, grant planning permission, and regulate certain business activities at local …
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Regulators
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