What is the difference between planning permission and building regulations?

Planning permission controls whether and what you can build — it is about land use, design, and impact on the area. Building regulations control how you build — they set minimum standards for structural safety, fire safety, energy efficiency, and drainage. You may need planning permission, building regulations approval, both, or neither, depending on your project.

How much do building regulations applications cost?

Fees vary by council and project size. A typical householder extension costs £200–£800 for building regulations. The fee covers plan-checking (Full Plans) and site inspections. Private approved inspectors charge market rates.

Can I use a private approved inspector instead of the council?

Yes — since 1985, you can use a private approved inspector (now called a Registered Building Control Approver) instead of the council. Private inspectors are regulated by the Building Safety Regulator and must meet the same standards. They can often offer faster service than the council.

Do I need building regulations for a garage conversion?

Yes — converting an integral garage to habitable accommodation almost always requires building regulations approval. The work typically affects the structure (removing the garage door and inserting a window), insulation (the floor, walls, and ceiling must meet current energy efficiency standards), fire safety (escape routes), and ventilation.

What if I buy a house where building work was done without building regulations?

Unpermitted building work is a common problem found in conveyancing searches. Options include: retrospective regularisation application to the council; indemnity insurance (covers the risk of council enforcement); or, in the worst case, requiring the seller to remedy the work before completion. Missing completion certificates affect mortgageability and future planning applications.

How to Check if Your Project Needs Building Regulations Approval

Building regulations approval is completely separate from planning permission. Building regulations cover structural safety, fire safety, energy efficiency, and drainage. Even if your project is permitted development (or has planning permission), you may still need building regulations approval before starting work.

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