When you need Building Regulations

Which work is controlled?
For Building Regulation purposes, the term "building work" means any of the following:

  1. The erection or extension of a building.
  2. An alteration to a building.
  3. The provision, extension or alteration of a controlled service or fitting (drainage, boiler or other heated appliance, unvented hot water systems, mechanical ventilation systems) and replacement windows.
  4. An alteration involving work which will temporarily or permanently affect the ongoing compliance of the building service or fitting with the requirements relating to structure, fire, or access to and use of buildings (material alteration)
  5. Work relating to a change of use of a building*
  6. The insertion of insulation into a cavity wall.
  7. Underpinning of the foundations of a building. 
      
    *A material change of use of a building or part.
    (*A change of use is where a building is now a dwelling, flat or hotel/boarding house, institution or public building, where previously it was not; Or when an exempt building is converted to a use to which the Building Regulations apply; Or there is a change in the number of dwellings in a building).

Do I need Building Regulation Approval

1. Do I need Building Regulation Approval to build an extension to my house?
Yes, unless the extension is exempt, e.g. porch or conservatory (see 7, 8, 9 & 10)

2. Do I need Building Regulation Approval to convert my loft into a room?

  • All loft conversions require approval under the Building Regulations. Loft Conversions are not as easy to construct as maybe suggested. They are highly complex.
  • The construction needs to include:
    - Structural stability;
    - Fire resistance/protection;
    - Thermal insulation;
    - Sound insulation;
    - Ventilation;
    - Weather resistance;
    - Ecape window;
    - Smoke detection;
    - A protected stairway enclosure; and
    - A fixed stairway to the new floor.

Detailed plans are required for this work to ensure the loft can be constructed and it is what you envisaged. Using the existing loft space with access via a loft hatch for domestic storage only without constructional work being undertaken is acceptable. (this assumes that the ceiling joists have been designed as such to accept the increased loading)

3. Do I need approval to convert my garage into a habitable room?
Yes, even if it is only a store or hobbies room.

4. Do I need Building Regulation Approval to make internal alterations within my house?
Yes, either;

  •  if the alterations are of a structural nature e.g. the removal or part removal of a load bearing wall, or removal of part or the whole of a chimney; or
  • if they affect fire safety e.g. changed layouts, etc.

Generally, if the alteration involves the insertion of a beam or lintel or will affect the stability of the building then the alteration is a structural one.

If you are unsure if the alteration will require approval then seek the advice of an expert or contact building control - building.control@midbeds.gov.uk

5. Do I need Building Regulation Approval to install cavity insulation into my house?
Yes.  But if you use an approved installer they will generally submit a Building Notice on your behalf as a matter of course.

6.  Do I need Building Regulation Approval to construct a detached garage?
No, provided that the garage meets the following conditions.
 a) It is less than 30 square metres internal floor area
 b) single storey
 c) one metre from any boundary or constructed of non-combustible materials (including the roof).
Any other garage will require an application. If in doubt please contact Building Control - building.control@midbeds.gov.uk

7. Do I need Building Regulation Approval to construct a carport?
No, provided its floor area is less than 30 square metres internal floor area and it is open on at least two sides.

8. Do I need Building Regulation Approval to provide a covered yard or covered way to my house?
No, provided the floor area is less than 30 square metres internal floor area.

9. Do I need Building Regulation Approval to construct a porch?
No, provided the internal floor area is less than 30 square metres, it is separated from the house by an external quality door, and any glazing in critical locations is safety glass.

10. Do I need Building Regulation Approval to construct a conservatory?
No, provided the internal floor area is less than 30 square metres, it has 50% of the walls and 75% of the roof constructed of clear or translucent materials and is separated from the house by an external quality door. Any glass within critical locations should be safety glass.

11. Do I need Building Regulation Approval to construct a small detached building on my land?
No, provided it contains no sleeping accommodation, is less than 30 square metres internal floor area, it is single storey and is either more than one metre from the boundary or is constructed of non-combustible materials.  A detached greenhouse or shed usually falls within this class of building.

12. Do I need Building Regulation Approval to install new or replacement windows to my house?
Yes, however there are 2 options

  • To have a FENSA registered installer to do the work; or
  • To make a Building Regulation application to the Local Authority

13. Do I need Building Regulation Approval to carry out repairs to my house?
No, if the repairs are of a minor nature such as repointing, replacing a small area of brickwork etc.

Yes, if the repair involves the removal of a major part of a wall and rebuilding it.  Re-roofing or cladding a wall. If in doubt contact Building Control - building.control@midbeds.gov.uk

14. Do I need Building Regulation Approval to convert my house into flats?
Yes, this is a change of use.

15. Do I need Building Regulation Approval to underpin my house?
Yes, this is a structural alteration.

16. Do I need Building Regulation Approval to construct a boundary wall?
No, not at present. But be aware of the civil requirements of the Party Wall Act. For details please download the Explanatory Booklet from the ODPM.

Party Wall Act 1996 explanatory booklet (pdf format)

17. Do I need Building Regulation Approval to install fittings and appliances or carry out drainage work?

  • All drainage work in connection with a building requires an application (including the installation of a sink or toilet.
  • Installation of heating appliances and boilers.

Self assessment schemes are now available:-

Solid Fuel - Yes, check if your contractor is registered with HETAS
Oil Fire - Yes, check if your contractor is registered with OFTEC
Gas - Yes, unless the installation is carried out by a CORGI registered installer
Electrical - Yes, unless the work is carried out by a member of the Competent Persons Scheme such as NICEIC, ELECSA etc.

Altering the position of a bath or w.c. etc.            

If in doubt contact this office for advice on 01462 611403 or 01462 611378.

There are certain requirements with regards the control of pollution arising from construction/demolition work.