Building Regulations are separate from planning permission — and many homeowners confuse the two. Planning permission controls what you build and where; Building Regulations control how you build it. Almost all building work requires Building Regulations approval, even if planning permission is not needed.
The regulations are divided into Approved Documents, each covering a specific aspect of construction. The most commonly encountered are: Part A (Structure), Part B (Fire Safety), Part F (Ventilation), Part L (Energy Efficiency), and Part M (Access). Since June 2022, Part L has been significantly strengthened, requiring new buildings and extensions to achieve substantially higher thermal performance than before.
There are two routes to Building Regulations approval. The Full Plans route involves submitting detailed drawings and specifications before work begins — the Building Control body checks compliance on paper and then inspects the work at key stages. The Building Notice route requires less paperwork upfront but gives the Building Control surveyor more discretion on site. For anything beyond a minor extension, we always recommend the Full Plans route.
Building Control inspections are required at specific stages: commencement, foundation excavation, damp-proof course, drainage, structural frame, insulation and final completion. Missing an inspection can result in the Building Control body requiring you to expose completed work for retrospective inspection — at your expense.
At Hartwell & Stone, we work closely with Local Authority Building Control (LABC) on all our projects. As an LABC registered partner, our sites benefit from a collaborative working relationship with the inspectors. We schedule all inspections proactively and keep detailed photographic records of all covered work.
A Completion Certificate is issued when the Building Control body is satisfied that the work complies with the regulations. This document is essential — you will need it when you sell the property, and your solicitor will ask for it. Retrospective regularisation is possible but expensive and uncertain.