Do you need planning permission or building regs for a new roof?
If you’re planning a new roof, it’s natural to wonder whether you need to ask the council first. There are actually two separate questions here, and people often mix them up. Planning permission is about how the house looks and how it affects the area. Building Regulations are about whether the work is safe, sound and energy efficient.
The short answer is that most like-for-like re-roofs don’t need planning permission, but a lot of them do need Building Regulations sign-off. Here’s how it breaks down for homes in England. This is general guidance rather than legal advice, so always check with your local council if you’re unsure.
Do you need planning permission to replace a roof?
Usually not. According to the Planning Portal, re-roofing that doesn’t materially change the outside appearance of a house will usually not need planning permission. Most roof alterations fall under “permitted development”, as long as they stay within certain limits. For example, nothing can stick out more than 150mm from the existing roof slope, and the roof can’t be made higher than it is now.
So swapping old concrete tiles for new concrete tiles of a similar look, or replacing a tired slate roof with slate, is normally fine without an application.
When you might need planning permission
There are some common exceptions where you may need to apply:
- Flats and maisonettes. Permitted development rights for roofs apply to houses, not flats.
- Conservation areas. Changing the roofing material or the look of the roof may need permission, especially where the council has restricted permitted development with an Article 4 direction. We cover this in more depth in our post on roof replacements in conservation areas.
- Listed buildings. You’ll normally need listed building consent for roof work, even when you’re using matching materials.
- Removed rights. Some newer homes had their permitted development rights removed as a condition of the original planning permission.
- Changing the shape or height. Raising the roof, changing a flat roof to a pitched one, or adding a large dormer may need planning permission, depending on the details.
Do you need building regulations for a new roof?
Often, yes. The Planning Portal’s guidance on building regulations for re-roofing says that in most situations replacing a roof will need Building Regulations approval. There are a few reasons why.
Insulation
A roof counts as a “thermal element”, so when a large part of it is replaced, the insulation normally has to be brought up to current standards where it’s practical. That might mean adding insulation in the loft, between the rafters, or as part of a new flat roof build-up. You’ll often hear a “25% rule” mentioned, and different councils word the thresholds slightly differently, so check with your roofer or local building control.
Weight and structure
If you’re changing to a heavier or lighter covering, for example from slate to concrete tiles, the roof structure has to be able to take it. Heavier tiles on a roof that wasn’t built for them can lead to sagging over time, so this may need checking by a structural engineer.
Ventilation and fire safety
Changing the underlay or insulation can affect how the roof breathes, which matters for condensation (see our roof ventilation FAQs). The new covering also shouldn’t perform worse in a fire than the old one.
What doesn’t need any approval?
Everyday repairs don’t. Replacing a few slipped or broken tiles, re-bedding a ridge, renewing flashing or fixing a small leak are all classed as maintenance, so you won’t need the council involved.
Who sorts out the building regs?
There are two usual routes. Roofing contractors registered with a competent person scheme can self-certify that the work meets Building Regulations, and the scheme then notifies the council for you. Otherwise, an application is made to your local council’s building control team (or an approved inspector), who will check the work.
Either way, ask your roofer at quote stage how they’ll handle it. A reputable roofer will know straight away. If they shrug it off, that’s worth noting, and it’s one of the things we mention in our guide on how to spot a roofing scam.
Why does the paperwork matter?
It’s easy to see sign-off as box-ticking, but it can cause real headaches later. When you sell, the buyer’s solicitor will often ask for a building control completion certificate for a new roof. Without one, you may need to arrange a retrospective application or an indemnity policy, which can delay a sale. Keep the certificate with your invoice and any guarantee.
New roofs in Redhill, Reigate and across Surrey
Thinking about a new roof and not sure what permissions you need? We can talk you through it when we come out to quote. We replace pitched roofs and flat roofs across Redhill, Reigate, Kingswood, Lingfield and the surrounding areas. Get in touch with Collier Roofing for a free quote.