Building Control is one of the most frequently misunderstood parts of the building process. Many homeowners confuse it with planning permission, and some are unaware it exists. Getting it wrong — or skipping it — creates serious problems when you come to sell your property.
This article explains what Building Control approval is, which types of work require it, and what the process involves.
What Is Building Control?
Building Control is the regulatory regime that governs how buildings are constructed, altered, and extended in England. It exists to ensure that building work meets the minimum technical standards set out in the Building Regulations 2010, covering:
- Structural integrity (Approved Document A)
- Fire safety (Approved Document B)
- Thermal insulation (Approved Document L)
- Drainage and water supply (Approved Document H)
- Ventilation (Approved Document F)
Unlike planning permission (which governs whether you can build something at all, and what it looks like), Building Control governs how the building work is carried out — the technical standards of construction.
Is Building Control the Same as Planning Permission?
No, and it is important to understand the difference:
- Planning permission covers the principle of what you can build — size, design, materials visible from outside, and whether it fits local policy. Some works are "Permitted Development" and do not need planning permission.
- Building Control covers how the work is built — the technical standards it must meet. Nearly all structural work requires Building Control approval, whether or not planning permission is needed.
For larger projects like extensions, you typically need both.
What Structural Work Requires Building Control Approval?
Extensions — single-storey, side, double-storey and basement extensions. Both the structure and the thermal performance must comply.
Structural alterations — removing or altering a load-bearing wall (knock-throughs, RSJ installation, lintels). The structural design must be checked and the work inspected at key stages.
Loft conversions — adding floor structure, stairs, and changing a loft from uninhabitable to habitable. Fire safety, structural adequacy, and thermal performance all require approval.
Garage conversions — converting a garage to habitable use. Insulation, damp-proofing, fire safety, and structural adequacy must comply.
New or significant roof works — replacing a flat roof, adding rooflights, or altering a roof structure typically requires notification.
New drainage connections — adding a bathroom, WC, or kitchen to an extension requires sign-off.
How Does Building Control Work in Practice?
There are two routes:
Route 1 — Building Notice. You submit a Building Notice to the LABC before work begins. Full plans are not approved in advance; the work proceeds and the officer inspects at key stages. This is the faster route, suitable for most smaller domestic projects.
Route 2 — Full Plans Application. You submit detailed drawings and specifications for approval before work starts. This provides more certainty and is often required for complex projects or where a mortgage lender is involved.
What Happens If You Do Not Get Approval?
Carrying out structural work without Building Control approval is an offence under the Building Act 1984. More commonly, the problem emerges when you try to sell: your buyer's solicitor will ask for Completion Certificates for past structural work. If you cannot provide them, you may face indemnity insurance, a reduced sale price, or having the work reinstated and inspected before sale.
How Dancy Building Contractors Handles Building Control
On all structural projects we manage the Building Control process — submitting the Building Notice, ensuring the work is ready for inspection at each stage, liaising with the officer, and obtaining the Completion Certificate. This is standard practice for us, not an optional extra.
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