What This Requirement Covers
Not all building work requires Building Regulations approval. Schedule 2 of the Building Regulations 2010 lists the types of building work that are exempt from the requirement to submit a building notice or full plans application. However, exempt work must still be carried out safely and to a reasonable standard.
Key Requirements
Exempt Buildings and Work
- Small detached buildings: Single-storey detached buildings with a floor area of not more than 15 m² and containing no sleeping accommodation. If the floor area is between 15 m² and 30 m², the building is exempt provided it is at least 1 metre from any boundary (or is constructed of substantially non-combustible materials)
- Greenhouses and agricultural buildings: Unless used for retailing, packing, or office purposes
- Temporary buildings: Buildings intended to remain in place for no more than 28 days
- Ancillary buildings: Nuclear shelters with a floor area not exceeding 30 m²
- Small porches: Ground-floor porches with an internal floor area not exceeding 30 m², provided the glazing satisfies Part K requirements and there is adequate ventilation
- Carports: Open on at least two sides, with a floor area not exceeding 30 m²
- Certain conservatories: With a floor area not exceeding 30 m², provided the conservatory is at ground level, is separated from the house by external walls and doors, has an independent heating system with separate controls, and complies with Part K (glazing safety) and Part P (electrical safety)
Work That Is Not Building Work
Some types of work are not classified as building work and therefore do not require Building Regulations approval
- Internal decoration and redecoration
- Replacement of like-for-like materials (e.g., re-roofing with the same type of tiles, provided the underlying structure is not altered)
- General maintenance and repair that does not involve structural alteration
Important Caveats
- Even where a building is exempt from Building Regulations, it must still comply with any relevant planning requirements
- The exemptions relate to the requirement to notify Building Control; the building must still be constructed safely
- Fire safety requirements under the Regulatory Reform (Fire Safety) Order 2005 apply regardless of Building Regulations exemptions
- If in doubt, check with the local authority Building Control department before starting work
Practical Compliance Tips
- Measure the floor area carefully; exceeding the size threshold by even a small amount removes the exemption
- Conservatory exemptions are commonly misunderstood; the conservatory must be separated from the house by walls, windows, and doors, and must have an independent heating system
- A porch that is enclosed on all sides and has a door is different from an open canopy; check whether the porch meets the definition for the exemption
- Small detached buildings used for sleeping (e.g., a garden studio with a sofa bed) are not exempt
- Keep records of any exempt work for property sales; buyers and their solicitors may ask about it
- If a building is subsequently altered or its use changed, it may no longer qualify for the exemption
- Where there is any uncertainty, submitting a building notice provides peace of mind and a completion certificate