Undertaking any significant roof work—from a full replacement to a loft conversion—is an exciting prospect, but it’s essential to navigate the legal landscape of the UK first. The rules surrounding planning permission and building control for roof work can seem complicated, but ignoring them can lead to costly fines, mandatory rework, and significant issues when you try to sell your property.
Planning permission: The visual impact
Planning permission relates to the aesthetics and external appearance of the property and its impact on the surrounding area.
Do I need planning permission for a new roof?
In most cases, for a like-for-like roof replacement (e.g., replacing old concrete tiles with new concrete tiles), the answer is no. This falls under Permitted Development Rights.
However, planning permission IS usually required if:
- You change the roof material significantly: If you change from a non-reflective material (like dark slate) to a highly reflective material (like bright metal sheeting), or from flat tiles to interlocking tiles that change the overall line of the roof.
- You change the structure/height: If you raise the height of the roof structure, change its pitch, or create a new storey.
- You add significant structures: Large dormer windows on the front elevation (often facing the road) typically require permission.
- You are in a restricted area: If your property is in a Conservation Area or is a Listed Building, virtually any exterior change will require full planning permission.
The Rule of Thumb (for Permitted Development): You cannot extend or alter the roof beyond the plane of the existing roof slope on the principal elevation (the front of the house facing the highway). Any work at the back is more often covered.
Building control: The technical safety
Building Control (or Building Regulations) relates to the technical construction, safety, thermal performance, and health of the building. This is far more stringent and covers most roof work.
When is it required?
You almost always need Building Control for major roof work. Key triggers include:
- Re-roofing more than 25% of the roof area: If you are replacing the roof deck, or the tiles/slates over a quarter of the roof, Building Control must be notified. This ensures the new structure meets modern standards for wind loading, fire resistance, and insulation (Part L).
- Roof Alteration Building Regulations: Any structural changes, such as cutting into rafters, installing new steel beams, or changing the type of insulation.
- New Load: Changing a lightweight roof (polycarbonate/glass) to a heavy, insulated roof (e.g., a solid conservatory roof conversion) requires full Building Control approval to ensure the underlying structure is safe.
- New Openings: Installing a new dormer or rooflight (skylight) larger than a certain size requires inspection to ensure structural integrity and correct fire escape routes.
The most common trigger for full inspection is a loft conversion. This project requires checks at various stages, including foundations (if applicable), structural work, fire escape route, insulation, and staircase installation.
Building notice vs full plans application
When you need Building Control, you typically have two routes for applying to your local authority:
| Application Type | Description | Best For |
| Full Plans Application | You submit detailed architectural and technical drawings before work starts. The council checks them and issues approval. | Complex projects like a loft conversion or significant extensions. Provides the most legal certainty beforehand. |
| Building Notice Application | You submit a brief notice to the council, and a Building Control Surveyor inspects the work as it progresses. | Simple projects, like minor re-roofing or installing a new door/window. Faster to start, but relies on the builder getting the details right as they go. |
Why professional help is essential
Hiring a high-calibre professional simplifies this process immensely. A good contractor will:
- Determine Requirements: Correctly assess whether you need planning permission for a new roof.
- Handle Applications: Manage the submission of the Building Notice (or full plans application) on your behalf.
- Ensure Compliance: Guarantee that the roof alteration building regulations are strictly adhered to, from insulation thickness to ventilation requirements.
Start your project with confidence
Navigating the world of planning permission is simple when you partner with the right people. Rated People connects you with knowledgeable and reliable tradespeople who understand the local and national requirements. Our platform ensures you find a professional who will handle the necessary compliance, giving you the peace of mind that your project is both safe and legal.
With Rated People, you have the power to get it done. Find a trusted, local tradesperson today.
