Guides · 4 min
Building regulations and planning
They are different. You can need one, the other, or both.
Two systems
Planning is about whether the work is allowed in that place: the look, the neighbours, the land. Building regulations are about whether it is safe and efficient: structure, fire escape, insulation, drains, electrics.
A permitted development extension still needs building regulations. A planning permission does not replace them.
Who checks
You can use the council’s building control team, or a registered private inspector. You get a completion certificate at the end. Buyers ask for it. A missing certificate on an old loft is a common surprise.
Some very small work is exempt. Do not guess. Ask building control before you start.
Check with your council. Rules change, and every house is different.
Questions
If planning is not needed, can I just build?
Only if building regulations are not needed either. Most extensions and lofts need building regulations.
What if the seller has no certificate?
Ask your solicitor. Options include indemnity insurance, or the seller applying for a regularisation certificate. Insurance is not the same as a check that the work is safe.
Check with your council. Rules change, and every house is different.