Building Regulations Approval
Most building work in the UK must comply with the Building Act 1984 and Building Regulations, which ensure buildings are safe, energy-efficient and accessible. Compliance is a legal requirement and can be achieved via several approval routes:
Full Plans Approval
The most common and robust route, especially for complex works or anything affecting fire safety. Requires submission of detailed plans for approval before works start.Building Notice
A quicker route for minor domestic works. No plans are checked in advance – compliance is confirmed during site visits. Best used only if you are confident your works meet regulations.Regularisation Certificate
For unauthorised works already carried out, a Local Authority may issue a certificate if the work is later found to comply.
Approvals are obtained from either Local Authority Building Control team or a Private Approved Inspector (AI). Note: AIs can only offer Full Plans approval, and an Initial Notice must be submitted jointly with the client.
When Do I Need Building Regulations Approval?
You will usually need approval if your project involves:
A new building or extension (e.g. kitchen extension, loft conversion)
Structural alterations (i.e. removing a chimney breast, load-bearing wall)
Changing the building’s use (e.g. house to flats, shop to office)
Fire escape or compartment changes
New drainage, electrics or windows (unless FENSA-registered)
Re-roofing, re-plastering or thermal upgrades
Installing heating or air-conditioning in previously unheated areas
When Are Works Exempt from Building Regulations?
Competent Person schemes (e.g. FENSA, NICEIC)
Greenhouses, sheds and garages under 15–30m² (if conditions are met)
Temporary buildings (erected for less than 28 days)
Conservatories and porches under 30m² (at ground level and properly separated)
Certain agricultural or Crown properties
Contact us so we can advise if your project qualifies for exemption.
The Approved Documents
Commonly mistaken for the Building Regulations themselves the Approved Documents are government-issued guidance notes that explain ways to comply with the functional requirements of the Building Regulations. It should be noted that solution outside to these guidance notes can be negotiated but following them is usually accepted as evidence of compliance.
The Approved Documents
Part A – Structure
Part B – Fire Safety
Part C – Site Preparation and Moisture
Part D – Toxic Substances
Part E – Sound Insulation
Part F – Ventilation
Part G – Sanitation and Water Efficiency
Part H – Drainage and Waste
Part J – Combustion and Fuel Storage
Part K – Protection from Falling / Impact
Part L – Energy Efficiency
Part M – Access and Use of Buildings
Part O – Overheating
Part P – Electrical Safety
Part Q – Security in Dwellings
Part R – Electronic Communications Infrastructure
Part S – EV Charging Infrastructure
Part 7 – Materials and Workmanship
Key Stages &Timescales
Building Control & Notices under the Building Safety Act
A Commencement Notice must be issued at least 2 working days before work starts. Since 1 October 2023, work is only considered “formally started” for certain regulatory purposes once either:
Foundations / damp‑proof course have reached an appropriate stage, or
At least 15% of the overall work is complete.
Within five days of commencement, the person carrying out the work must notify the Building Control Body.
Routes to Approval
Full Plans
Submit drawings → Receive approval (typically 2–5 weeks) → Begin work.
Once work is approved, you usually must start within 3 years.
Building Notice
For many standard or low‑risk projects, you can still submit a Building Notice → wait 48 hours → begin work.
However, for major or higher-risk buildings, the Building Safety Act now restricts the use of building notices in favour of more rigorous approval routes. CIBSE.
Regularisation
If work has been carried out without prior approval, a regularisation application can be made → the Building Control Officer (or approved inspector) assesses compliance → a certificate may be issued.
Inspections and Certification
Throughout the build, inspections are carried out by your Building Control Officer or an Approved Inspector.
On completion:
Full Plans → Completion Certificate or Final Certificate.
Building Notice → Completion letter may be issued, but not always guaranteed.
If there is no certificate, this can create problems when selling or refinancing the property.
Fees
Building Regulations fees typically include:
Plan Charge at submission.
Inspection Charge when inspections begin.
Charges are generally calculated based on: a standard fee scale (for simpler work) or a bespoke quote (for complex projects).
We can obtain quotes for you and manage the process
What Happens If I Do Not Get Approval?
Works carried out without approval can:
Affect property value: the property may not be mortgageable and essentially unsellable.
Delay sales or refinancing
Trigger enforcement action, including:
Court fines of up to £5,000 plus £50 per day
Section 36 Notices requiring removal or modification of illegal works
Costs recovered by the council if owners do not comply
Let Us Help You Get It Right First Time
With over 25 years’ experience across Manchester, Cheshire, Liverpool and the wider North West, Paul Ashton Architects have helped many clients obtain Building Regulation Permission with clarity and success. Whether you are planning a domestic extension, converting an office into flats, or overseeing a large-scale commercial project, we can handle every aspect of your Building Regulations application.