🏗️ Building Regulations Guide

Building Regulations are NOT the same as Planning Permission. You often need both. This guide explains what Building Regs cover and when you need approval.

📋 Planning Permission

Controls WHETHER you can build

✅ What the building looks like
✅ Where it's positioned on the site
✅ How it affects neighbours
✅ Impact on the local area
✅ Design, materials, height
✅ Policy compliance
❌ Does NOT check structure
❌ Does NOT check fire safety

🏗️ Building Regulations

Controls HOW you build

✅ Structural safety (won't fall down)
✅ Fire safety (escape routes, alarms)
✅ Energy efficiency (insulation, EPC)
✅ Drainage and waste
✅ Ventilation and damp
✅ Electrical and gas safety
❌ Does NOT check design/appearance
❌ Does NOT check neighbour impact

📚 The Building Regulation Parts (A-S)

Part A

Structure

Foundations, walls, roofs — everything that holds the building up.

Part B

Fire Safety

Escape routes, fire alarms, fire-resistant materials, access for fire services.

Part C

Resistance to Contaminants & Moisture

Damp-proofing, drainage, ground contamination.

Part D

Toxic Substances

Preventing cavity wall insulation from releasing fumes.

Part E

Sound Insulation

Noise between dwellings — walls, floors, and between rooms.

Part F

Ventilation

Fresh air supply, extraction, condensation prevention.

Part G

Sanitation & Water

Bathrooms, hot water, water efficiency (125L or 110L/person/day).

Part H

Drainage & Waste

Foul drainage, rainwater drainage, septic tanks.

Part J

Heat Producing Appliances

Boilers, stoves, flues, chimneys — safe installation.

Part K

Protection from Falls

Stairs, ramps, guarding, vehicle barriers.

Part L

Conservation of Energy

Insulation, thermal performance, EPC ratings, heat loss.

Part M

Access

Level access, wheelchair accessibility, M4(1)/M4(2)/M4(3) categories.

Part N

Glazing Safety

Safety glass, manifestation, critical locations.

Part O

Overheating

New since 2022 — preventing homes from overheating in summer.

Part P

Electrical Safety

Wiring, consumer units, outdoor electrics — Part P certification.

Part Q

Security

Door and window locks, security standards for new homes.

Part R

High-Speed Internet

Gigabit-ready infrastructure for new developments.

Part S

EV Charging

Electric vehicle charging points — mandatory for new homes since 2022.

🔨 What Needs Building Regulations Approval?

Needs Building Regs ✅

Extensions (any size)
Loft conversions
Garage conversions
New buildings (houses, outbuildings with plumbing/electrics)
Structural alterations (removing walls, new openings)
New bathrooms/kitchens (drainage, ventilation)
Replacing windows (unless FENSA registered installer)
Electrical work (Part P — new circuits, consumer units)
New heating systems (boilers, heat pumps)
Underpinning

Usually Exempt ❌

Small detached buildings under 15 sqm (no sleeping)
Detached buildings 15-30 sqm (if >1m from boundary, non-combustible)
Porches under 30 sqm (ground floor, external door maintained)
Carports (open on at least 2 sides)
Covered yards and walkways
Temporary buildings (up to 28 days)
Greenhouses and agricultural buildings
Like-for-like repairs (same materials)
Redecorating and cosmetic changes

💡 Key Points

You may need BOTH planning permission AND building regulations approval — they are separate systems
Building Regs is not optional — it's a legal requirement. Work without approval can be enforced against
You can use Local Authority Building Control or an Approved Inspector (private)
A Completion Certificate is issued when work passes final inspection — keep this safe for selling your property
Retrospective approval is possible but expensive — a Regularisation Certificate costs more than applying upfront
For extensions, start with planning permission (if needed), then submit Building Regs before starting work