The building regulations are organised into approved documents — technical guidance documents that set out how building regulations compliance can be achieved in practice. The approved documents most relevant to residential landlords are: Part B (fire safety — escape routes, fire detection, fire doors, compartmentation, sprinklers); Part L (conservation of fuel and power — energy efficiency standards for new builds and major refurbishments, U-values, SAP assessment); Part F (ventilation — mechanical extract ventilation in bathrooms and kitchens, whole-house ventilation to prevent condensation and mould); and Part P (electrical safety — which work is 'notifiable' and requires a Part P-registered electrician or building control notification).
Building regulations and planning permission are separate systems and a landlord may need both, one, or neither: some small works (like-for-like repairs; decorating; fitting kitchen units) need neither; a loft conversion typically needs building regulations approval but not planning permission (if it falls within permitted development rights); an extension on a listed building typically needs both planning permission and building regulations approval. Understanding which system applies — and obtaining the correct approvals before work starts — is essential for landlords managing their property portfolios.
Approved document parts B, L, F and P — notifiable electrical work, planning vs building regs, RBCA and completion certificate
The building regulations framework most relevant to residential landlords carrying out works on rental properties:
- Part B (fire safety), Part L (energy efficiency) and Part F (ventilation): Part B — Fire Safety (Approved Document B, Volume 1: Dwellinghouses): Part B sets minimum fire safety standards for residential buildings — it specifies requirements for: (a) means of escape from fire — adequate escape routes from each floor; (b) internal fire spread (linings) — fire-resistant materials for wall and ceiling linings; (c) internal fire spread (structure) — fire-resisting compartmentation between dwellings; (d) external fire spread — fire-resistant external walls and roof covering; (e) access and facilities for the fire service — access for fire engines; fire hydrant location. In dwellinghouses, Part B requires: smoke alarms on each storey; heat alarm in kitchens; carbon monoxide alarm where solid fuel burning appliance is installed (also required by smoke and CO alarm regulations). Buildings of 11 metres or more: automatic fire suppression systems (sprinklers) required in new residential buildings over 11 metres in England (from 26 November 2020 — Building Regulations 2010, as amended). Part L — Conservation of Fuel and Power (Approved Document L): Part L sets minimum energy efficiency standards for: (a) new dwellings (Approved Document L, Volume 1) — Target Emissions Rate (TER) calculation; SAP (Standard Assessment Procedure) assessment; air permeability test; U-values for walls, roofs, floors, windows, and doors; (b) existing dwellings — work that triggers Part L requirements: extensions; loft conversions; replacing windows/doors; replacing boilers; fitting insulation. For extensions and conversions, minimum thermal performance standards (U-values) apply — e.g., new external walls: maximum 0.28 W/m²K; new roofs: 0.18 W/m²K; new windows: 1.4 W/m²K or Energy Rating C. Part F — Ventilation (Approved Document F): Part F requires adequate ventilation in residential buildings to maintain indoor air quality and remove moisture — preventing condensation and mould growth. Requirements include: (a) extract ventilation in bathrooms and kitchens (Intermittent Extract Ventilation — extract fans rated at 15 l/s in kitchens; 8 l/s in bathrooms); (b) whole-house ventilation — for new builds and extensions, a whole-house ventilation strategy must be provided (Approved Document F, Volume 1 — 2021 edition, in force 15 June 2022). Awaab's Law relevance: inadequate ventilation causing condensation and mould growth is a housing hazard under the HHSRS (Housing Health and Safety Rating System) — the Awaab's Law obligations (Social Housing Regulation Act 2023 — timeline for addressing damp and mould) depend on adequate ventilation. Improving ventilation (Part F compliance) can help landlords address damp and mould hazards.
- Part P (electrical notifiable work), planning permission vs building regs, RBCA and completion certificate: Part P — Electrical Safety in Dwellings (Approved Document P): Part P regulates electrical installations in dwellings — it specifies which electrical work is 'notifiable' (i.e., must comply with BS 7671 and must either be carried out by a Part P-registered electrician or notified to the local authority building control). Notifiable electrical work in dwellings includes: (a) installing a new circuit (e.g., adding a new radial or ring circuit for kitchen appliances; adding a new outdoor lighting circuit); (b) replacing a consumer unit (fuse board); (c) electrical work in a 'special location' (a location with increased risk of electric shock because of water or damp): bathrooms (zone 0, 1, 2 around the bath/shower); shower rooms; kitchens (work near sinks); outdoors (gardens; car ports); garages; cellars; swimming pools and saunas. Non-notifiable work (does NOT need Part P registration or notification): replacing like-for-like sockets, light switches, and light fittings (outside special locations); adding a spur from an existing socket outlet (outside special locations); replacing a broken cable for single appliance (outside special locations). How to comply with Part P: use a Part P-registered electrician (a member of a competent person scheme such as NICEIC Approved Contractor; ELECSA registered; NAPIT registered) — the registered electrician can self-certify the work directly with the building control body (BCB) and issue a Minor Electrical Installation Works Certificate or Electrical Installation Certificate; OR if using an unregistered person, notify the local authority building control in advance of the work starting — the BCB will then inspect and test the completed work and issue a completion certificate. Planning permission vs building regulations: two entirely separate systems: (a) planning permission (Town and Country Planning Act 1990) controls whether development is permitted — form; appearance; use; size; position; (b) building regulations (Building Act 1984; Building Regulations 2010) control the technical standard of construction — safety; energy; accessibility. A landlord may need: BOTH (an extension above the permitted development size threshold AND requiring structural work); PLANNING ONLY (some change of use applications; change of cladding appearance on a listed building); BUILDING REGS ONLY (a loft conversion within permitted development rights; replacing windows); NEITHER (like-for-like repairs; decorating; replacing kitchen units without structural work). RBCA (Registered Building Control Approver — Building Safety Act 2022): from 6 April 2024, the Building Safety Act 2022 replaced the 'approved inspector' system with Registered Building Control Approvers (RBCAs). RBCAs are private sector building control bodies registered with the Building Safety Regulator (HSE); they perform the same function as approved inspectors but under a tighter regulatory regime. Completion certificate: on completion of regulated building work, the building control body (local authority BCB or RBCA) issues a completion certificate — this is a formal record that the work was inspected and found to comply with the building regulations at the time of completion. Completion certificates are important: (a) proof of compliance — required by conveyancing solicitors on property sale; (b) required by lenders on remortgage; (c) important for insurance purposes. Where no building regulations approval was obtained and no completion certificate was issued, a retrospective regularisation certificate may be available from the local authority (for certain non-notifiable work types) — but regularisation is not available for all work types and should not be relied upon as a substitute for obtaining approval in advance
Frequently asked questions
Do landlords always need building regulations approval for work on a rental property?+
Not for all work — building regulations approval is required for most structural, energy, fire safety, electrical, and ventilation work but not for like-for-like repairs, decorating, or replacing kitchen units without structural alteration. Notifiable work under the building regulations includes: extensions; loft conversions; garage conversions; structural alterations; replacing windows and doors; installing new heating systems; replacing consumer units; installing new electrical circuits. A landlord should always check whether their planned work is 'notifiable' before starting — obtaining building regulations approval after work is complete (regularisation) is more expensive and not always possible.
What is notifiable electrical work under Part P for residential landlords?+
Under Approved Document Part P, notifiable electrical work in dwellings includes: (1) installing a new circuit of any type; (2) replacing a consumer unit (fuse board); (3) any electrical work in a 'special location' — bathrooms, shower rooms, kitchens near sinks, outdoors/gardens, garages, cellars. This work must either be carried out by a Part P-registered electrician (who self-certifies the work) or notified to the local authority building control before work starts. Non-notifiable work (no registration needed) includes replacing like-for-like sockets, switches, and light fittings outside special locations.
What is the difference between planning permission and building regulations approval?+
They are entirely separate systems. Planning permission (Town and Country Planning Act 1990) controls whether development is permitted — assessing the impact on the local area: form, appearance, use, size, and position. Building regulations (Building Act 1984) control the technical standards of construction work — safety, energy efficiency, ventilation, fire safety, and electrical safety. A landlord may need both (e.g., a large extension on a listed building), one only (e.g., a loft conversion within permitted development rights needs building regs but not planning), or neither (e.g., like-for-like repairs). Always check both systems before starting work.
What is a completion certificate and why does a landlord need one?+
A completion certificate is issued by the building control body (local authority or Registered Building Control Approver) on completion of regulated building work, confirming the work was inspected and found to comply with the building regulations in force at the time. It is important for landlords because: (a) conveyancing solicitors on a property sale will ask for building regulations completion certificates for any work carried out; (b) mortgage lenders typically require a completion certificate as evidence of compliance for remortgage purposes; (c) insurers may require evidence that structural or electrical work was carried out to building regulations standards. If no completion certificate was obtained, the landlord may need to apply for a regularisation certificate from the local authority — but this is more expensive and not available for all types of work.
- EICR — Electrical Installation Condition Report requirements →
- Electrical safety for landlords — Part P and SI 2020/312 →
- Permitted development rights — extensions and loft conversions without planning permission →
- Planning appeal — challenging a planning refusal or condition →
- Energy efficiency for landlords — MEES; EPC and minimum standards →
- Awaab's Law — landlord obligations for damp and mould →