How does the Building Regulations approval process work?

The Building Regulations process depends on the type of work and the route chosen.
 

For many domestic projects, homeowners can use local authority Building Control or a private Registered Building Control Approver.

 

Local authority Building Control

Local authority Building Control is provided by the council.
 

A homeowner may submit an application to the local authority, and the council’s Building Control team will check the work and inspect it at key stages.
 

This route may involve:
 

• a full plans application;

• a building notice;

• site inspections;

• completion certificate.
   

Local authority Building Control can be a sensible route for many domestic projects.

 

Registered Building Control Approvers

A Registered Building Control Approver is a private building control provider.
 

Many homeowners still use the older phrase “approved inspector”, but the current term in England is Registered Building Control Approver.
 

If a Registered Building Control Approver is appointed, they normally give an initial notice to the local authority. This tells the council that the private building control provider is handling the Building Control function for that project.
 

This route may involve:
 

• appointing the approver;

• initial notice;

• plan checking;

• site inspections;

• final certificate.
   

The homeowner should make sure the approver is properly appointed before notifiable work starts.

 

Full plans application

A full plans application usually involves submitting drawings, specifications, structural calculations and technical details before work starts.
 

This route can be useful for:
 

• extensions;

• loft conversions;

• garage conversions;

• structural alterations;

• complex drainage works;

• major refurbishments.
   

The advantage is that technical issues can be reviewed before construction begins.

 

Building notice

A building notice is a simpler local authority route that may be suitable for some smaller or straightforward domestic works.
 

Less information is usually checked upfront, but Building Control can request details as the work progresses.
 

For larger or more complex projects, relying on a building notice without proper drawings can create risk because technical issues may only become clear once work is underway.

 

Regularisation

Regularisation is a retrospective local authority process for certain unauthorised building work carried out without Building Regulations approval.
 

It may be relevant where previous work was done without the correct approval.
 

However, retrospective approval can be difficult. Building Control may need parts of the work opened up to inspect hidden construction.

There is no guarantee that the work will be accepted without remedial work.
 

It is usually better to obtain the correct approval before work starts.

 

Competent person schemes

Some specialist works can be self-certified by installers registered under competent person schemes.
 

This may apply to certain:
 

• electrical works;

• gas boiler installations;

• heating works;

• replacement windows;

• insulation works;

• renewable energy installations.
   

The installer should notify the work and provide the relevant certificate.
 

Homeowners should keep those certificates safely because they may be needed when selling or remortgaging the property.

 

Building Regulations drawings

Building Regulations drawings are technical drawings that show how the project is intended to comply with Building Regulations.
 

They are different from planning drawings.
 

Planning drawings often show the size, layout and appearance of a proposal. Building Regulations drawings explain how the work is to be built.
 

They may include:
 

• construction notes;

• foundation details;

• wall build-ups;

• roof details;

• floor details;

• insulation specification;

• drainage details;

• ventilation notes;

• fire safety notes;

• structural coordination;

• glazing notes;

• stair information;

• damp-proofing details;

• smoke alarm locations;

• bathroom extractor details;

• thermal performance information.
   

For extensions, loft conversions, garage conversions and structural alterations, Building Regulations drawings can help Building Control, structural engineers and builders work from the same information.

 

Structural calculations

Structural calculations are often needed where the work affects the structure.
 

This may include:
 

• steel beams;

• load-bearing wall removals;

• large openings;

• loft conversion floors;

• dormers;

• roof alterations;

• foundations;

• retaining walls;

• chimney breast removals;

• basement works.
   

A structural engineer usually prepares the calculations. Building Control then reviews them as part of the approval process.

 

Site inspections

Building Control inspections are normally carried out at key stages of the work.
 

Inspections may include:
 

• commencement;

• excavation for foundations;

• foundation concrete;

• damp-proof course;

• drainage before covering;

• structural steelwork;

• floor construction;

• roof structure;

• insulation;

• fire protection;

• ventilation;

• pre-plaster stage;

• completion.
   

The builder, homeowner or project manager normally needs to notify Building Control when each inspection stage is ready.
 

Work should not be covered up before the relevant inspection has taken place.

 

Completion certificate or final certificate

At the end of the project, Building Control should normally issue final paperwork if the work has been completed satisfactorily.
 

Local authority Building Control may issue a completion certificate.
 

A Registered Building Control Approver may issue a final certificate.
 

This paperwork is important. It may be needed when selling, remortgaging, insuring or proving that work was properly dealt with.
 

A project is not fully closed just because the builder has finished. The homeowner should make sure the final inspection and certificate are completed.

 

Building Regulations guidance by project type
 

Extension Building Regulations guidance

For an extension, Building Regulations may cover foundations, drainage, insulation, walls, floors, roof structure, steel beams, openings, glazing, ventilation, electrics, heating and fire safety.
 

Larger openings into the existing house often need structural calculations.
 

Loft conversion Building Regulations guidance

For a loft conversion, Building Regulations usually cover structure, new floor joists, steel beams, roof alterations, stairs, fire doors, smoke alarms, insulation, ventilation, headroom and escape routes.
 

A loft conversion should not be treated as a simple attic room unless it has been properly designed as habitable accommodation.
 

Garage conversion Building Regulations guidance

For a garage conversion, Building Regulations usually cover floors, walls, insulation, damp protection, ventilation, heating, windows, fire separation and sometimes structural alterations.
 

The existing garage floor and walls may need upgrading before the space can be used as a proper room.
 

Structural wall removal Building Regulations guidance

Removing a load-bearing wall normally needs structural calculations and Building Control approval.
 

The beam, padstones, bearings, temporary support and fire protection may all need to be considered.
 

Bathroom Building Regulations guidance

A bathroom project may involve Building Regulations where drainage, ventilation, electrical work, new rooms or structural changes are involved.
 

A like-for-like refit may be simpler, but layout changes, new ensuites and new WCs need careful checking.
 

Kitchen Building Regulations guidance

A kitchen refit alone may not usually need Building Regulations approval, but structural wall removals, new electrics, ventilation, drainage, gas work and extension works may all bring Building Regulations into the project.
 

Window and door Building Regulations guidance

Replacement windows and doors must comply with Building Regulations. Large new openings, bifold doors, sliding doors and altered openings may also need structural design and Building Control.
 

Insulation Building Regulations guidance

Insulation upgrades may need to meet Building Regulations standards, especially where thermal elements are renovated or upgraded.
 

Ventilation, condensation risk and damp control should be considered at the same time.
 

Electrical Building Regulations guidance

Electrical work must be safe and may be notifiable. A registered electrician may be able to self-certify certain work, but homeowners should make sure the correct certificate is issued.
 

Heating Building Regulations guidance

Boiler and heating works may involve Building Regulations compliance, especially where new appliances, flues, controls, ventilation and hot water systems are involved.
 

Registered installers may self-certify certain works.

 

Common Building Regulations mistakes

Many homeowner problems come from misunderstanding the process.
 

Common mistakes include:
 

• assuming planning permission covers Building Regulations;

• starting work before Building Control is arranged;

• relying entirely on the builder without checking paperwork;

• using planning drawings as Building Regulations drawings;

• removing a wall without structural calculations;

• creating new rooms without checking ventilation;

• converting a garage without upgrading floors or walls;

• converting a loft without proper fire safety;

• installing large doors without checking structure;

• missing Building Control inspections;

• covering up drainage, foundations or steels before inspection;

• failing to obtain a completion certificate or final certificate;

• losing electrical, gas or window certificates;

• assuming internal works never need approval;

• ignoring party wall matters where structural work affects neighbours.
   

Most of these mistakes can be avoided by checking the approval route early.

 

Building Regulations Checklist for Homeowners

Before starting work, check:
 

• whether the project needs Building Regulations approval;

• whether planning permission is also needed;

• whether party wall matters may apply;

• whether local authority Building Control or a Registered Building Control Approver will be used;

• whether a full plans route, building notice or private approver route is suitable;

• whether Building Regulations drawings are needed;

• whether structural calculations are needed;

• whether drainage details are needed;

• whether fire safety has been considered;

• whether ventilation has been considered;

• whether insulation requirements are clear;

• whether electrical work is notifiable;

• whether heating work needs certification;

• whether window or door certification is needed;

• whether the builder knows the inspection stages;

• who will book inspections;

• whether work will be inspected before being covered;

• whether final certification will be obtained;

• where certificates and drawings will be stored.
  
   

Frequently Asked Questions About Building Regulations
 

What are Building Regulations?

Building Regulations are technical standards for building work. They cover matters such as structure, fire safety, insulation, ventilation, drainage, electrical safety, heating, glazing, access and energy performance.
 

Are Building Regulations the same as planning permission?

No. Planning permission and Building Regulations are separate. Planning deals with whether development is acceptable in planning terms. Building Regulations deal with technical construction standards.
 

Do I need Building Regulations approval if I do not need planning permission?

Possibly, yes. Many projects that do not need planning permission still need Building Regulations approval.
 

Do extensions need Building Regulations approval?

Most extensions need Building Regulations approval because they involve foundations, walls, roofs, insulation, drainage, structure, electrics, ventilation and fire safety.
 

Do loft conversions need Building Regulations approval?

Yes, loft conversions normally need Building Regulations approval because they involve structure, stairs, fire safety, insulation, ventilation and escape routes.
 

Do garage conversions need Building Regulations approval?

Most garage conversions need Building Regulations approval because the garage is being converted into habitable accommodation.
 

Do I need Building Regulations approval to remove a wall?

If the wall is load-bearing, Building Regulations approval and structural calculations are usually needed.
 

Do I need Building Regulations approval for a new bathroom?

It depends on the work. A simple refit may not need a full application, but new drainage, ventilation, electrical work, structural alterations or a new room may bring Building Regulations into the project.
 

Do I need Building Regulations approval for a kitchen refit?

A simple kitchen refit may not require approval, but structural alterations, new electrics, gas work, ventilation, drainage or extension work may need Building Regulations consideration.
 

Do replacement windows need Building Regulations approval?

Replacement windows must comply with Building Regulations. This is often dealt with by a registered installer who provides certification.
 

What is Building Control?

Building Control is the process used to check whether building work complies with Building Regulations.
 

Who deals with Building Control?

Building Control can often be dealt with by local authority Building Control or a private Registered Building Control Approver.
 

What is a Registered Building Control Approver?

A Registered Building Control Approver is a private building control provider. Many homeowners still know them by the older phrase “approved inspector”.
 

What is an initial notice?

An initial notice is given to the local authority when a Registered Building Control Approver is appointed to deal with Building Control for a project.
 

What are Building Regulations drawings?

Building Regulations drawings are technical drawings that explain how the work is to be constructed and how it is intended to comply with Building Regulations.
 

Are planning drawings enough for Building Control?

Usually not. Planning drawings often show layout and appearance. Building Regulations drawings show technical construction details.
 

What are structural calculations?

Structural calculations are prepared by a structural engineer to justify beams, foundations, joists, roof structures or other structural elements.
 

What happens if I start work without Building Control?

Starting notifiable work without Building Control can cause enforcement problems, delays, extra costs and issues when selling the property. Work may need to be opened up for inspection.
 

What inspections are needed?

Inspection stages depend on the project but may include foundations, drainage, damp-proof courses, steelwork, roof structure, insulation, fire safety and completion.
 

What certificate do I get at the end?

Local authority Building Control may issue a completion certificate. A Registered Building Control Approver may issue a final certificate. Homeowners should keep this paperwork safely.
 

Can my builder arrange Building Control?

A builder may help arrange inspections, but the homeowner should make sure the correct Building Control route is in place and that final certification is obtained.
 

Can APN Home help with Building Regulations guidance?

APN Home can help homeowners understand whether their project may need Building Regulations drawings, structural calculations, Building Control, a Registered Building Control Approver or other professional support.
 

Need Building Regulations Guidance?

APN Home helps homeowners understand the type of support they may need for extensions, loft conversions, garage conversions, structural alterations, bathrooms, kitchens, windows, doors, heating, electrical work, insulation, solar, outbuildings and wider refurbishments.
 

If you are not sure whether your project needs Building Regulations approval, Building Control, structural calculations or technical drawings, it is worth checking before work starts.
 

Tell us about your project and APN Home can help you understand the next sensible step.