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:

1. 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.

2. 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.

3. 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.

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.

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

A Commencement Notice must be issued at least 2 working days before work starts, whichever route you take.

• Full Plans Route
  Submit drawings › Receive approval in 2–5 weeks › Begin works within 3 years

• Building Notice
  Submit notice › Wait 48 hours › Start work

• Regularisation
  Apply after unauthorised work › BCO assesses compliance › Certificate issued (7–10 days)

Inspections and Certification

Throughout construction, your Building Control Officer (BCO) or Approved Inspector will carry out inspections. On completion:

• Full Plans: a Completion Certificate or Final Certificate is issued

• Building Notice: a completion letter may be issued but not guaranteed

• No certificate? This can create problems during property sales or refinancing

Building Regulations Fees

Fees are usually split into two parts:

• Plan Charge – paid at submission

• Inspection Charge – paid when inspections begin

Charges are based on either:

• A Standard Fee Scale for simple works, or

• A Quote based on your drawings and scope for more complex projects

We can obtain quotes on your behalf.

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.