Building Regulations Approval in London: What It Covers, When You Need It, and How to Get It

Building Regulations set minimum standards for the design and construction of buildings to protect the health, safety, welfare, and convenience of people using them, and to promote the efficient use of energy. Approval is required before starting the following types of work:

• **Work that always requires Building Regulations approval:**
• •All new extensions (regardless of whether they need planning permission)
• •Loft conversions creating new habitable rooms
• •Basement conversions
• •Structural alterations (removing load-bearing walls, installing beams)
• •New bathrooms or WCs (where new drainage connections are required)
• •New electrical installation (fixed wiring, consumer units, circuits)
• •Gas installation (boiler replacement, new gas pipework)
• •Replacement windows and doors (FENSA/CERTASS self-certification applies where the installer is registered)
• •Conversion of a garage to habitable use
• •Installation of solid fuel heating
• •Solar panels (where structural load assessment is required)

• **Work that does NOT require Building Regulations approval:**
• •Most repairs and maintenance using like-for-like materials
• •New kitchen or bathroom units (not drainage, electrical, or structural)
• •Internal decoration
• •Most garden structures (within size limits)
• •Replacement of fittings and fixtures that are not structural or services-related

**The permitted development / Building Regulations overlap:** Note that permitted development (no planning permission required) does NOT mean no Building Regulations required. These are separate regulatory systems. A permitted development extension, for example, still requires Building Regulations approval.

**Route 1: Local Authority Building Control (LABC)** Apply to the Building Control department of the relevant London borough. Two sub-routes:

• •**Full Plans Application:** Detailed drawings and specifications are submitted and approved before work starts. Building Control approves the plans (or requests amendments) — then inspections are carried out at key stages during construction. A full plans application takes 5 weeks to determine (or can be fast-tracked). The advantage is that any design issues are identified before work starts, reducing the risk of expensive on-site changes.

• •**Building Notice:** No drawings are submitted in advance — the Building Control officer inspects the work at defined stages during construction and approves (or requires changes) as the work proceeds. Faster and simpler to set up, but carries the risk that on-site changes are required during construction. The building notice does not produce a formal approval notice — it relies entirely on inspection during construction.

**Route 2: Approved Inspector (Private Building Control)** An Approved Inspector (AI) is a private company or individual authorised to carry out building control functions — in competition with LABC. The process: 1. Appoint the Approved Inspector 2. Joint Initial Notice is submitted to the local authority (LA) and the AI takes over the building control function 3. Inspections are carried out at key stages by the AI 4. On completion, the AI issues a Final Certificate

*Advantages of Approved Inspectors:* Faster service in many cases, greater flexibility in scheduling inspections, sometimes more commercial in approach.

*Disadvantages:* If the Approved Inspector goes into administration or loses their registration, the local authority takes over — which can cause delays. This has occurred in a small number of high-profile cases.

**Which route to choose:** For most straightforward London residential extensions and renovations, the choice between LABC and an Approved Inspector is largely one of practical preference and fee comparison. Full plans via LABC provides the most thorough advance design check; Building Notice is simpler for smaller, well-understood projects.

**Required inspection stages for a London extension:** Building Control must be notified and given the opportunity to inspect at key stages. Typical required inspection stages:

• •**Commencement notice:** Before work starts
• •**Excavations:** Before foundations are poured — to inspect the excavation depth, ground conditions, and proximity to drains
• •**Foundations:** Before covering — to inspect the foundation design, pour, and DPC position
• •**DPC (damp proof course):** Before covering — to inspect the DPC position relative to external ground level
• •**Structural frame or steels:** Before covering — to inspect beam installation and padstones
• •**Roof before covering:** To inspect structural members, insulation, and substrate before membrane or tiles are applied
• •**Drainage:** Before backfilling — to test drainage connections and junctions
• •**Electrical:** Final electrical check (or EIC from a registered electrician)
• •**Completion/Final inspection:** To inspect the completed works

**Failing to notify Building Control before covering a required stage:** If a required inspection stage is covered before Building Control has inspected it, the inspector may require the work to be opened up (removed or exposed) so that it can be inspected. This is both expensive and disruptive. Ensure that the contractor (or their site manager) manages the inspection notification process.

• **The Completion Certificate:**
• On satisfactory completion, Building Control issues a Completion Certificate (or the Approved Inspector issues a Final Certificate). This certificate:
• •Confirms that the works were inspected and are considered to comply with Building Regulations
• •Is required for future sale, remortgage, or insurance claims
• •Should be retained permanently as part of the property documentation

• **What happens without a Completion Certificate:**
• Works completed without a Completion Certificate can create problems:
• •Solicitors will identify the missing certificate on a future sale and may require it before exchange
• •Mortgage lenders may require evidence of Building Regulations compliance
• •The local authority can take enforcement action under the Building Act 1984 — though in practice this is rare for completed works
• •A regularisation certificate can sometimes be obtained after the fact (from LABC only, not Approved Inspectors) but may require opening up works to inspect