Building Regulations and Control Guide (England and Wales)
Building Regulations and Control Guide (England and Wales)
Updated: 09/06/2026
Building Regulations and Building Control have undergone significant changes in recent years. These changes affect homeowners, builders, and developers differently, bringing new responsibilities and stricter compliance requirements.
This guide explains everything you need to know in simple terms.
What are Building Regulations and Building Control?
Building Regulations are legal standards that set minimum requirements for how buildings are designed and constructed in England and Wales. They ensure buildings are:
- Safe and structurally sound
- Energy efficient
- Protected against fire
- Properly ventilated
- Accessible and healthy to use
Building Control is the system that ensures these rules are followed. It involves:
- Reviewing design drawings
- Inspecting work on site
- Issuing approvals and completion certificates
In short:
Regulations set the rules – Building Control check they are followed.
The Building Control Process (Simple Overview)
- Drawings are prepared
A designer (architect or technician) produces detailed Building Regulations drawings. - Plans are submitted for approval
Drawings, specifications, and consultant reports are submitted for checking.
→ You receive a Full Plans Approval once compliant. - Construction begins
The builder notifies Building Control and takes on key compliance roles. - Site inspections take place
Building Control visits at key stages (foundations, structure, insulation, etc.). - Completion Certificate issued
After all stages are signed off and certificates (gas, electric) are provided.
Alternative: Building Notice
You can skip full plans and build under a Building Notice, but this:
- Relies heavily on builder knowledge
- Higher risk of failure or delays
- Only suitable for simple, low-risk projects
When Do You Need Building Control?
You will usually need approval for:
New Buildings
- Houses, annexes, outbuildings
Extensions
- Rear and side extensions
- Loft conversions, dormers
Alterations & Conversions
- Loft, garage, or barn conversions
- Structural changes (removing walls, floors, roofs)
Services & Installations
- Drainage connections
- Heating changes or new boilers
- Solar panels
- Windows (unless installed by FENSA-approved installer)
Change of Use
- Commercial to residential
- Changing occupancy type or building function
- Work to Public or Commercial Buildings
Understanding the Building Regulations
Compliance is achieved using Approved Documents, which provide technical guidance.
Key Sections:
- Approved Document A – Structure: Covers the structural safety and stability of buildings, including foundations, walls, floors, and roofs.
- Approved Document B – Fire Safety: Sets requirements for fire prevention, escape routes, fire spread control, and firefighter access.
- Approved Document C – Site Preparation and Resistance to Contaminants and Moisture: Deals with drainage, damp-proofing, and protection from harmful ground contaminants.
- Approved Document D – Toxic Substances: Regulates the risks from toxic substances used in insulation materials.
- Approved Document E – Resistance to the Passage of Sound: Sets standards for sound insulation between rooms and adjoining buildings.
- Approved Document F – Ventilation: Provides requirements for adequate ventilation and indoor air quality in buildings.
- Approved Document G – Sanitation, Hot Water Safety and Water Efficiency: Covers hygiene facilities, hot water systems, and water-saving measures.
- Approved Document H – Drainage and Waste Disposal: Sets rules for foul water, rainwater drainage, and waste systems.
- Approved Document J – Combustion Appliances and Fuel Storage Systems: Regulates fireplaces, stoves, boilers, chimneys, and fuel storage safety.
- Approved Document K – Protection from Falling, Collision and Impact: Covers stairs, ladders, guarding, glazing, and other safety measures to prevent injury.
- Approved Document L – Conservation of Fuel and Power: Sets energy efficiency standards for buildings and building services.
- Approved Document M – Access to and Use of Buildings: Ensures buildings are accessible and usable for all people, including disabled users.
- Approved Document O – Overheating: Guidance to reduce overheating risks in residential buildings.
- Approved Document P – Electrical Safety: Covers electrical installation safety in dwellings.
- Approved Document Q – Security in Dwellings: Sets minimum security standards for doors, windows, and access points in homes.
- Approved Document R – Infrastructure for Electronic Communications: Requires infrastructure for high-speed broadband connections in buildings.
- Approved Document S – Infrastructure for Charging Electric Vehicles: Covers electric vehicle charging points and associated infrastructure in buildings.
- Approved Document T – Toilet Accommodation: Sets standards for toilet facilities in certain buildings.
Approved Document 7 – Materials and Workmanship: Requires building materials and workmanship to be suitable, durable, and properly applied
GOT AN APPROVED DESIGN? WE’LL SHOW YOU HOW TO BUILD IT
We can work from Planning Drawings or from scratch
Recent Changes You Need to Know
Major reforms have reshaped the process:
- Building Safety Act 2022
→ Stronger accountability and legal responsibility - Part L Updates & Future Homes Standard
→ Higher insulation, energy efficiency, and carbon reduction - Fire Safety Updates (Part B)
→ Stricter compliance and enforcement - New Parts O, S & updated F
→ Overheating, EV charging, improved ventilation - Stronger compliance checks
→ More inspections, more documentation required
Duty Holders & Principal Designer (Important)
This is one of the biggest changes.
You must appoint:
- Principal Designer (design phase + compliance oversight)
- Principal Contractor (construction phase)
Key points:
- The Designer role often transfers to the builder during construction
- If not clearly assigned, the responsibility falls on the builder and client
- Building Control will not sign off without correct compliance sign-off
The “Golden Thread”
Projects now require a full record including:
- Drawings and revisions
- Site notes
- Changes
- Photos
- Compliance evidence
Without this, you may not get a completion certification.
CDM Regulations 2015 (Quick Overview)
Separate from Building Regulations.
Focus: health and safety
- Applies to all construction work
- Requires safe planning and risk management
- Defines roles: Client, Designer, Contractor
Important distinction:
- CDM = Health & Safety
- Building Regulations = Legal Building Compliance
Common Pitfalls to Avoid
- No Duty Holder Sign-Off
Builders refusing responsibility can leave projects incomplete.
- No Completion Certificate
Without it:
- Home insurance may be invalid
- Selling the property becomes difficult
- Build Over Agreements
Failing to check drainage early can cause major delays or stop builds entirely.
- Building Notice Risks
No drawings = higher chance of:
- Errors
- Delays
- Compliance failures
- Working from Wrong Drawings
Always ensure the builder uses the approved revision.
- Consultant Info Not Coordinated
Structural and design info must align—this is often missed.
- Unapproved On-Site Changes
Changes must be:
- Documented
- Approved by Building Control
- Misunderstanding Drawings
Building Regulations drawings:
- Show compliance
- Are not full construction drawings
Builders must still interpret, measure, and manage site work.
Local Authority vs Private Inspectors
Local Authority
Council-run
Can enforce regulations
More impartial
Private Inspectors (Registered Building Control Approvers)
Hired by client
More flexible service
Cannot enforce – refer issues to council
Both perform the same checks—difference is authority and service style
Final Advice
Always use a competent designer and builder
Get Full Plans Approval where possible
Confirm duty holder roles early
Keep clear documentation throughout