Building Control - Information and Advice

Frequently Asked Questions

Please remember whether or not you need Building Regulation approval, you may also need Planning Permission (see Development Control)

Do I Need Building Regulation Approval?

Click on the any of the items below to access the answer.

Note: the following list may not cover all elements of work you wish to carry out on your property. If you have any doubts please contact us before starting work.

New Building Work

New Dwelling/s
Extension
Conservatory
Porch
Carport
Garage attached to dwelling
Garage detached from dwelling
Detached Shed or Summerhouse
Greenhouse

Conversion

Loft Conversion
Conversion of garage to living accommodation
Conversion of building to flats
Conversion of house to a shop or office
Conversion of part or all of shop or office to a flat or house

Alteration

Internal or External Alterations
Increase or decrease the number of rooms/flats in a property
Change of use
Cavity wall insulation
Drainage and foul sewerage systems

Replacement or repair to a building

Replacement of windows
Repairs
Underpinning of foundations
Electrical safety
Roof covering
Fittings and appliances
Hot water cylinder
Boiler and flue
Oil tank
Garden wall

Energy

Alternative Energy
Solar hot water panels on buildings
Stand-alone solar hot water panels
Photovoltaic panels
Wind turbines
Ground/water/air source heat pumps
Biomass
Hydro
Combined heat and power (CHP)

Commercial and industrial work

Commercial and industrial work

Demolitions

Demolitions

General

Do I need to consult my neighbour before carrying out work?
How do I report a dangerous or dilapidated building?
Do I have to pay charges to the Council for my Building Regulations application?
Is work for the benefit of a disabled person exempt from charges?
How do I apply for approval?
How often will the Council inspect the work?
How long is the approval valid for?
I am unhappy with the decision of the Council, what can I do?
If work has been carried out on my property without Building Regulations approval, can I have the situation formally rectified?

Answers

New Building Work

New Dwelling/s

Yes - any type of new dwelling whether house, bungalow, maisonette or a block of flats will need to comply with all parts of the regulations.

Some outbuildings may not require approval see detached garage, shed or greenhouse.

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Extensions

Yes - extensions to a property in the majority of cases require Building Regulation approval with some exceptions see porch, conservatory, detached garage or carport

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Conservatory

No - if your conservatory is to be built at ground level and is less than 30 square metres in floor area it does not need consent if the glazing complies with the safety glazing requirements of Part N of the Building Regulations.
Any fixed electrical installation must comply with the electrical safety requirements of the Building Regulations Part P ('Electrical safety’).

Due to conservatories not meeting thermal standards any existing or new doors/windows to the property within the conservatory must remain. Removal of these doors or windows will require an application for Building Regulation approval for the conservatory.

It is advisable to ensure that a conservatory is not constructed so that it restricts ladder access to windows serving a room in the roof or a loft conversion, particularly if that window is needed as an emergency means of escape in the case of fire.

A conservatory has not less than three quarters of its roof area and not less than one half of its external wall area made from translucent material and is thermally separated from the dwelling by walls, window and doors with the same U-value and draught-stripping provisions as provided elsewhere in the dwelling.

If your conservatory project is outside these parameters, you should seek specific advice about your particular project.

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Porch

No - if your porch is to be built at ground level and is less than 30 square metres in floor area it does not need consent if the glazing complies with the safety glazing requirements of Part N of the Building Regulations.
Any fixed electrical installation must comply with the electrical safety requirements of the Building Regulations Part P ('Electrical safety’).

Any existing or new doors/windows to the property within the porch must remain. Removal of these doors or windows will require an application for Building Regulation approval for the porch.

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Carport

No - a carport extension is exempt if it is open on at least two sides and is less than 30m2 in floor area.
Any fixed electrical installation must comply with the electrical safety requirements of the Building Regulations Part P ('Electrical safety’).
You should ensure that a carport does not interfere with the proper working of a low-level flue outlet from an oil or gas appliance (guidance on the location of flues can be found in Approved Document J)

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Garage attached to dwelling

Yes - a garage attached to a property will require Building Regulation.

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Garage detached from dwelling

No - the building will be exempt from the regulations providing the garage is: under 30m2 in floor area, single storey and does not contain any sleeping accommodation; and is either built substantially of non-combustible material (e.g. brick construction); or is 1m or more from any boundary.

Any fixed electrical installation must comply with the electrical safety requirements of the Building Regulations Part P ('Electrical safety’).

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AnchorDetached shed or summerhouse

No - the building will be exempt from the regulations providing it is: no larger than 15 m2 in floor area and does not contain any sleeping accommodation; or under 30m2 in floor area, single storey and does not contain any sleeping accommodation; and is either built substantially of non-combustible material (e.g. brick construction); or is 1m or more from any boundary.

Any fixed electrical installation must comply with the electrical safety requirements of the Building Regulations Part P ('Electrical safety’).

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Greenhouse

No - the building will be exempt from the Building Regulations if it is not used for retail, packing or exhibiting.

Any fixed electrical installation must comply with the electrical safety requirements of the Building Regulations Part P ('Electrical safety’).

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Conversion

Loft Conversion

Yes - If the loft space is to be used as a room, is served by a stairway, or is provided with light/power/windows, then it may be considered to be subject to the Building Regulations.

The appropriate requirements of the regulations will be applied so as to ensure, for example: the structural strength of the proposed floor is sufficient; the stability of the structure (including the roof) is not endangered; there are safe means of escape from fire; safely designed stairs to the new floor; reasonable sound insulation between the conversion and the rooms below and the thermal insulation installed meets the current standards.

You will also need to consider whether your loft conversion project is subject to The Party Wall etc. Act 1996 under which you must give adjoining owners notice

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Conversion of a garage to living accommodation

Yes - the appropriate requirements of the regulations will be applied so as to ensure that, for example, the existing accommodation is brought up to the standard required for habitable use, including both thermal and sound insulation. Structural alterations to create new window openings and the infilling of the existing garage door opening will need to comply with the appropriate requirements of Part A; and if the imposed loading is to be increased then the adequacy of the existing foundations will also need investigation.

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Conversion of building to flats

Yes - the regulations define this as a 'material change of use’ and specify the requirements which the building must comply with (e.g. those concerned with escape and other fire precautions, hygiene, sound insulation, ventilation, energy conservation, and contaminants). The whole or part of the building may therefore need to be up-graded to make it comply with the specified requirements.

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Conversion of house to a shop or office

Yes - Where building work is proposed you probably will need approval, if it affects the structure or means of escape in case of fire, but before starting any work you should check with Building Control first and also Norfolk Fire Service about any requirements they may have.

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Conversion of part or all of shop or office to a flat or house

Yes - the regulations define this as a 'material change of use’ and specify the requirements which the building must comply with(e.g. those concerned with escape and other fire precautions, hygiene, sound insulation, ventilation, energy conservation, and contaminants). The whole or part of the building may therefore need to be up-graded to make it comply with the specified requirements.

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Alteration to a building

Internal or External Alterations

Yes - very likely. If the alterations are to the structure of the building, such as the removal or part removal of a load bearing wall, joist, beam or chimney breast, or would affect safety in case of fire or the formation of new openings for windows/doors. You also need approval if, in altering a dwelling, work is necessary to the drainage system or to maintain the means of escape in case of fire.

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Increase or decrease the number of rooms/flats in a property

Yes - the regulations define this as a 'material change of use’ and specify the requirements with which, as a result of that change of use, the whole or part of the building must comply (e.g. those concerned with escape and other fire precautions, hygiene, sound insulation, ventilation, energy conservation, and contaminants). The whole or part of the building may therefore need to be up-graded to make it comply with the specified requirements.

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Change of use

Yes - certain changes of use require building regulation approval, so it is advisable to check with Building Control before starting any work.

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Cavity wall insulation

Yes - the regulations specifically define this as 'Building Work’. The installing company will normally deal with this on your behalf.

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Drainage and foul sewerage systems

Yes - this will apply to new rainwater or foul drains inside as well as outside the building (with the exception of drainage to some paved areas). The Building Regulations also apply to all non-mains foul sewerage arrangements (eg. those using septic tanks), including their outlets and drainage fields and also includes replacement tanks.

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Replacement or repair

Replacement Windows

Yes - if you are replacing the whole of the fixed frame and opening parts, but if the work is to your home, and you employ a FENSA, CERTASS or BSI registered installer, you will not need to involve Building Control.

No - You will not need to involve Building Control if the work amounts to no more than, for example, replacing broken glass, replacing fogged double-glazing units, replacing some rotten sashes (i.e. opening parts) in the main window frame, or replacing some rotten sections of the main frame members.

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Repairs

No - if the repairs are of a minor nature, for example, re-pointing brickwork, or replacing floorboards.

Yes - if the repair work is major in nature, for example, removing a substantial part of a wall and rebuilding it, or underpinning a building. In the case of re-roofing see 'Roof Covering’.

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Underpinning of foundations

Yes - the regulations specifically define this as 'Building Work’. Particular regard will need to be given to the effect on any sewers and drains near the work.

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Electrical safety

Yes - the Building Regulations (Part P) apply to electrical work in dwellings. Electrical work involving fixed wiring and fixed appliances should be acceptably safe whoever undertakes it. This can be achieved by following the recommendations for design, installation, inspection, testing and certification in BS 7671: 2001 'Requirements for Electrical Installations - IEE Wiring
You only need involve Building Control for certain notifiable electrical jobs, but if you employ a registered installer with the relevant competencies to carry out the work, such involvement will not be necessary. Notifiable works include new circuits back to the consumer unit and additions or alterations to existing circuits in kitchens, bathrooms and outdoors. Works that are not notifiable include repairs, replacements and maintenance; and additions or alterations to existing circuits outside of kitchens and bathrooms. If you are not sure whether work is notifiable, you should check with Building Control. If you use an installer registered with a Competent Person Scheme for notifiable work, the registration scheme operator will send you a Building Regulations compliance certificate when the work is complete. If you use a qualified but unregistered installer for notifiable work, or do the work yourself, the Building Control Service will inspect the work to check that it complies with the Building Regulations before issuing a completion certificate.

A qualified installer, regardless of whether he/she is registered or not, should give you a signed BS 7671 electrical safety certificate for all types of electrical work. The registration scheme operators can advise you whether an installer is registered for the work you wish them to do, or you may be able to check that information on their website.

In addition, you should note that your contract with the electricity distribution company has conditions about safety which must not be broken. In particular, you should not interfere with the distribution company’s equipment which includes the cables to your consumer unit or the cables up to and including the separate main isolator switch if provided.

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Roof covering

Yes - whether replacing the felt to a flat roof or re-roofing a pitched roof, approval under Building Regulations is required as the regulations require that insulation be installed or the level of insulation is increased to current standards. It may also be necessary to strengthen the roof structure.

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Fittings and appliances

Yes - If you want to install fittings such as a bath, WC, shower or washbasin within your home, or any other type of building, the Building Regulations will apply.

Building Regulations will also apply if the work involves installing an additional fitting or fittings.

If you want to install, or replace your bath with, a whirlpool or spa bath, the Building Regulations may apply.

No - If you want to replace fittings on a like for like basis unless you change their position and have to install new waste pipes.

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Hot water cylinder

Yes - if the water heater is unvented (i.e. supplied directly from the mains without an open expansion tank and with no vent pipe to atmosphere) and has storage capacity greater than 15 litres. A person competent to do so must install such systems.

Work described above, carried out by certain competent persons, may be exempt from having to make an application to the Council.

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Boiler and flue

Yes - to install or alter the position of a heating appliance: For gas appliances the Gas Safety (Installation and Use) Regulations will also apply - if you employ a CORGI (Council for Registered Gas Installers) registered installer with the relevant competencies to carry out the work, you will not need to involve Building Control For solid fuel appliances - but if the building is no more than three storeys and you employ an installer registered with HETAS (Heating Equipment Testing and Approval Scheme) to carry out the work, you will not need to involve Building Control For oil appliances - but if the building is no more than three storeys and you employ an installer registered with OFTEC (Oil Firing Technical Association for the Petroleum Industry) to carry out the work, you will not need to involve Building Control For electric heating: possibly (see Electrical safety) Yes - To alter in any way the construction of fireplaces, hearths or flues

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Oil tank

Yes - new and replacement tanks

Work carried out by certain competent persons, may be exempt from having to make an application to the Council. Back to top

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Garden wall

No - but you should, of course, make sure that the work is done safely to avoid accidents You will also need to consider whether your project is subject to The Party Wall etc. Act 1996 under which you must give adjoining owners notice. Free leaflets are available on both the safe construction of free standing walls and The Party Wall etc. Act 1996

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Energy

Alternative Energy

Solar hot water panels on buildings

An application may be required for structural works (e.g. roof strengthening where roof loads are altered).

An application will be required for any thermal controls, radiators, vessels and associated pipe work (including insulation) installed as part of the works.

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Stand-alone solar hot water panels

An application will be required for any thermal controls, radiators, vessels and associated pipe work (including insulation) installed as part of the works.

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Photovoltaic panels

An application may be required for structural works (e.g. roof strengthening where roof loads are altered).

Building Regulation consent will be required for the electrical installation work as it is deemed a 'special installation’ which is subject to the requirements of Part P, Electrical Safety. Approval can be obtained from Building Control or alternatively the work can be 'self-certified’ by a Competent Person registered to undertake the work under a Government Approved Scheme.

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Wind turbines

An application will be required if the turbine is to be secured to a building as it will be necessary to prove that the structure and fixings are capable of supporting the loads applied.

Building Regulation consent will be required for the electrical installation work as it is deemed a 'special installation’ which is subject to the requirements of Part P, Electrical Safety. Approval can be obtained from Building Control or alternatively the work can be 'self-certified’ by a Competent Person registered to undertake the work under a Government Approved Scheme.

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Ground/water/air source heat pumps

An application will be required for any thermal controls, radiators, vessels and associated pipe work (including insulation) installed as part of the works.

The installation may also contain notifiable electrical works and approval can be obtained from Building Control or alternatively the work can be 'self-certified’ by a Competent Person registered to undertake the work under a Government Approved Scheme.

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Biomass

An application is required for a new or replacement combustion appliance including the heating and hot water service systems connected to that appliance.

For solid fuel boilers and their associated systems, an application may not be required if you use a 'Competent Person’ registered with a relevant Government approved organisation (e.g. HETAS, NAPIT).

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Hydro

Building Regulation consent will be required for the electrical installation work as it is deemed a 'special installation’ which is subject to the requirements of Part P, Electrical Safety. Approval can be obtained from the Local Authority or alternatively the work can be 'self-certified’ by a Competent Person registered to undertake the work under a Government Approved Scheme.

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Combined heat and power (CHP)

An application will be required for the complete system.

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Commercial and industrial

Yes - In most cases, work to these types of building will require consent under the Building Regulations.

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Demolitions

Yes - You are required under the Building Act to give 6 weeks notice to the Council before commencing demolition work except for any of the following: an internal part of a building where it remains occupied throughout a building less than 1750 cubic feet (approx 50m²) or a greenhouse, conservatory, shed, prefabricated garage which form part of a larger building agricultural buildings unless they are attached to other non-agricultural buildings

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General

Do I need to consult my neighbour before carrying out work?

It is always advisable and good for neighbour relations to consult your neighbour, before carrying out work.

If the work requires Planning Consent, the Council will notify your immediate neighbours. There is no requirement for the Council to do so under Building Regulations.

If the work involves any of the following, The Party Wall etc. Act 1996 applies and you should give the relevant period of notice to the adjoining owner and occupiers. Work on an existing wall shared with another property Building on the boundary with a neighbouring property Excavating near a neighbouring property A free booklet produced by the DCLG is available from the Council offices.

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How do I report a dangerous or dilapidated building?

The Building Control section deal with all dangerous structures and provide an emergency call system outside of office hours. The emergency telephone number is 01493 330369 or during office hours contact 01493 846396.

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Do I have to pay charges to the Council for my Building Regulations application?

Yes - In most cases fees are applicable, with the amount payable depending on the type of work. Charges are usually payable in two stages, part when depositing the application (plan fee) and the remainder when the work commences (inspection fee). Details are available from the Council offices or on this website.

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Is work for the benefit of a disabled person exempt from charges?

Yes - if the work is to provide means of access to or within an existing building, or to provide a necessary facility within the building for the sole use of the person with disabilities.

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How do I apply for approval?

The most common method is to submit a "Full Plans" application. As the term implies, detailed plans and a specification are required and these will be checked for compliance with the Building Regulation. You or your agent will be contacted to discuss any issues and when resolved a formal approval notice will be issued. The work is inspected to ensure it meets the Building Regulations.

You may use a "Building Notice" especially for small works. No plans are generally required and you may commence work after 48 hours. A building notice can only be used for domestic buildings. No formal approval notice is issued for this type of application. The work is inspected to ensure it meets the Building Regulations.

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How often will the Council inspect the work?

You must notify Building Control at various stages of construction, such as commencement, excavation for foundations, laying of over-site concrete, laying of drains, completion of works and any other stages requested by the Building Control Surveyor. The number of inspections will vary according to the size of the job.

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How long is the approval valid for?

The approved plans and Building Notices are valid for 3 years from the date of submission. Once the work has substantially commenced, the plans are valid until the work is completed.

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If I am unhappy with the decision made in respect of my application, what can I do?

If you disagree with the Council and believe that your plans comply with the Building Regulations, you may apply to the Secretary of State for a determination but before work starts. You may also appeal to the Secretary of State if the Council refuses to formally relax or dispense with the requirements in the Building Regulations.
Further information is available in the publication 'A guide to determination and appeals' or from Building Control.
Any appeal should be addressed to:

Communities and Local Government
Sustainable Buildings Division
2nd Floor
Eland House
Bressenden Place
London SW1E 5DU

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If work has been carried out on my property without Building Regulations approval, can I have the situation formally rectified?

Yes, you may apply for a "Regularisation Certificate" if the work has been carried out since November 1985. The Council will require plans and may request parts of the work to be exposed to check compliance. Even so, there is no guarantee that a certificate will be issued.

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