Building Control vs Building Regulations UK — What You Need to Know 2025

If you are planning an extension, loft conversion, or any significant home alteration, you will quickly encounter two terms that are often confused: building regulations and building control. They are related but different, and understanding both is essential before any building work begins.

In this guide, Crown Architecture explains what building regulations are, what building control does, when approval is required, how much it costs, and what happens if work is done without it.

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What Are Building Regulations?

Building regulations are the legal standards that govern the design and construction of buildings in the UK. They set minimum requirements for:

• Structure — foundations, walls, floors, roofs, and their ability to bear loads safely
• Fire safety — means of escape, fire-resistant construction, alarm systems
• Site preparation and resistance to contaminants — ground conditions, radon, moisture
• Toxic substances — materials used in construction
• Sound insulation — between dwellings (particularly relevant in flats and conversions)
• Ventilation — adequate fresh air supply to habitable spaces
• Hygiene — drainage, sanitation, and waste disposal
• Heat-producing appliances — boilers, stoves, and their safe installation
• Energy conservation — thermal insulation, double glazing, efficient heating systems
• Access — accessibility for people with disabilities (mainly relevant to non-domestic buildings, though some provisions apply to dwellings)
• Electrical safety — fixed wiring and electrical installation
• Stairs and balustrades — safe design for staircases, landings, and balconies

Building regulations in England and Wales are set out in the Building Regulations 2010 and accompanying Approved Documents (Parts A to S), which provide practical guidance on how to meet each requirement.

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What Is Building Control?

Building control is the system of inspection and approval that ensures building work complies with building regulations. It is not a separate set of rules — it is the enforcement and verification mechanism for the regulations.

Building control services can be provided by:

1. Local authority building control (LABC) — Your local council’s building control department. The traditional route. Fees are set by the council and vary by area
2. Approved Inspectors (now Registered Building Inspectors under the Building Safety Act 2022) — Private sector building control bodies that are approved to carry out the same functions as LABC

Both routes lead to the same outcome — a completion certificate (also called a building regulations completion certificate) that confirms the work meets the regulations. This certificate is essential when selling the property or remortgaging.

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When Do You Need Building Regulations Approval?

Building regulations approval is required for virtually all structural building work, including:

• House extensions (all types — single storey, two storey, loft conversions, garage conversions)
• Internal alterations involving load-bearing walls
• New drainage or plumbing work
• Electrical installation work (notifiable under Part P in England)
• Boiler and heating system installation (notifiable under Gas Safe regulations and Building Regulations Part J/L)
• Converting a garage or outbuilding into habitable space
• Creating a new opening in a load-bearing wall (e.g., for bi-fold doors)
• Roof alterations (structural repairs or replacements)
• Installation of new windows (must meet energy efficiency requirements under Part L)

Building regulations approval is separate from planning permission. You may need one, both, or neither depending on your project. A project can be Permitted Development (no planning permission needed) but still require full building regulations approval.

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The Building Regulations Approval Process

Full Plans Application

The most thorough route. You submit detailed drawings and specifications to the building control body before work starts. They check the plans for compliance and issue a conditional or unconditional approval.

Advantages:

• Problems are identified before work starts, not during or after
• Provides certainty that the design is compliant before contractor appointment
• Preferred by mortgage lenders and conveyancers

Process:

1. Architect/designer prepares building regulations drawings
2. Application submitted with fee to LABC or Approved Inspector
3. Building control officer reviews and comments/approves (typically within 5 weeks)
4. Work commences with inspections at key stages

Building Notice

A simpler, faster route for smaller or straightforward projects. You notify building control before work starts but do not submit detailed drawings for pre-approval.

Advantages: Less upfront paperwork and cost

Disadvantages: No pre-approved plans — non-compliance is discovered during inspection, potentially requiring expensive remedial work. Not suitable for larger projects or those involving drainage

Regularisation Certificate

If building work was carried out without building regulations approval, a Regularisation Certificate can be applied for retrospectively. This involves inspection of the work (which may require opening up walls or floors), and carries a higher fee. For work that cannot be verified (e.g., concealed structure), LABC may be unable to certify it.

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Stage Inspections

Whether using Full Plans or Building Notice, the building control body will carry out inspections at key stages:

Stage	What Is Inspected
Commencement	Site set-up and initial conditions
Excavations	Foundation depth, dimensions, and ground conditions
Foundations	Concrete poured and correct specification
Damp proof course	DPC installed at correct level
Drains	Drainage runs, falls, and junctions before backfilling
Structure	Steel beams, floor joists, roof structure
Insulation	Thermal insulation installed correctly
Completion	Final inspection — all work complete and compliant

You (or your contractor) must notify building control before each stage to arrange inspection. Missing an inspection stage can cause problems — building control cannot certify work they have not seen.

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Building Regulations Costs

Application Type	Typical Cost (England)
Single-storey extension (LABC, Full Plans)	£500–£1,200
Two-storey extension	£700–£1,800
Loft conversion	£600–£1,500
Garage conversion	£300–£700
Internal alteration (e.g., wall removal)	£200–£600

Fees vary by council and project size. Approved Inspector fees are market-rate and often competitive with LABC.

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What Happens If You Don’t Get Building Regulations Approval?

Working without building regulations approval when it is required is a serious matter:

1. Enforcement — Local authorities can require work to be altered or removed to achieve compliance, at your cost
2. Prosecution — The local authority can prosecute for breach of building regulations (two-year time limit for most offences, but unlimited for dangerous structures)
3. Sale difficulties — Conveyancers routinely ask for building regulations completion certificates. Absence of a certificate can delay or block a sale
4. Insurance issues — Home insurance and structural warranties may be invalidated
5. Safety risks — Building regulations exist for safety reasons. Non-compliant work can be genuinely dangerous

If you have bought a property with unreported building work, a Regularisation Certificate (for work done post-1985) or an indemnity insurance policy are the two main remedies.

See also: House extension services by Crown Architecture | Planning permission services

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Crown Architecture and Building Regulations

Crown Architecture prepares full building regulations drawing packages for all residential projects — extensions, loft conversions, and alterations. We manage the application process, respond to building control queries, and coordinate inspections with your contractor.

All our building regulations packages are produced to comply with the current Approved Documents and are coordinated with the structural engineer’s calculations.

Call or Text: 07443804841 to discuss your project and get a fixed fee for our building regulations service.

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FAQ: Building Control and Building Regulations

What is the difference between building regulations and building control?

Building regulations are the legal standards for construction. Building control is the system of inspection and approval that verifies compliance with those standards.

Do I need building regulations approval even if my extension is Permitted Development?

Yes — in almost all cases. Permitted Development determines whether planning permission is needed. Building regulations approval is a separate, mandatory requirement for structural building work.

How long does building regulations approval take?

For a Full Plans application, building control has 5 weeks to respond (or 2 months if agreed). In practice, turnaround is often 4–6 weeks.

Can I sell my house without a building regulations completion certificate?

It is very difficult to sell a property where building work was done without approval. Conveyancers will flag it. Indemnity insurance may be an alternative for older unauthorised work.

What is a completion certificate?

A completion certificate (or building regulations completion certificate) is issued by building control after final inspection, confirming that the work meets building regulations requirements. It is essential for sale and remortgage purposes.

What happens if building control finds non-compliant work during an inspection?

The officer will issue a formal notice requiring the work to be rectified before they can certify it. In serious cases, they can require work to be opened up for inspection or demolished.

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