1. Do You Need Planning Permission?
Common scenarios that DON'T need planning:
- Internal alterations (wall removal, loft conversion within existing roof space)
- Single-storey rear extensions up to 3m (mid-terrace/semi) or 4m (detached)
- Most domestic outbuildings under 2.5m height
Scenarios that usually DO need planning:
- Extensions beyond permitted development limits
- Loft conversions with dormer windows (sometimes exempt, check local policy)
- New openings on front elevation
- Any work on listed buildings or in conservation areas
Action: Check your local authority's planning portal or use the government's Planning Portal tool. If unsure, contact your council's planning department—they'll advise for free.
2. Building Regulations Approval
All structural alterations require Building Regulations approval, even if planning permission isn't needed. This includes: removing walls, installing beams, loft conversions, extensions, and altering foundations.
You have two routes:
- Local Authority Building Control: Your council's in-house service. Submit Full Plans application with calculations and drawings. They review, approve (or request amendments), and inspect during construction.
- Approved Inspector: Private sector alternative. Often faster, sometimes more flexible. You appoint them before starting work; they notify the council on your behalf.
Action: Decide whether to use Building Control or an Approved Inspector. Get a quote for their fees (typically £300-£600 for domestic work). Arrange structural calculations before submitting your application.
3. Party Wall Act Compliance
The Party Wall etc. Act 1996 applies if:
- You're working directly on a shared wall (party wall)
- You're excavating within 3m of a neighbor's structure
- You're building a new wall on or astride the boundary
You must serve notice on adjoining owners at least two months before starting work. This is a legal requirement, separate from planning and Building Regulations.
Action: Identify whether Party Wall applies. If yes, serve notice (you can do this yourself or appoint a surveyor to handle it). Budget for party wall surveyor fees if disputes arise (£800+ per side).
4. Listed Building Consent
If your property is listed (Grade I, II*, or II), you need Listed Building Consent for any alteration that affects character—internal or external. This includes removing walls, changing window sizes, even sometimes just replacing like-for-like materials.
Action: Check if your building is listed using the Historic England website. If it is, contact your local conservation officer before planning any work. Budget extra time—listed building applications take longer.
5. Appoint Your Structural Engineer
Don't start demolition without structural calculations. You need calculations to:
- Submit with your Building Regulations application (Full Plans route)
- Order the correct steel beam size
- Specify temporary support requirements
- Satisfy Building Control during inspections
Action: Appoint a structural engineer as early as possible. Provide drawings, photos, and a description of what you're doing. Budget £195-£650 for domestic beam calculations, depending on complexity.
6. Appoint Your Builder
Get at least three quotes. Check:
- Experience with similar work (ask for examples)
- Insurance (public liability and employer's liability if they have employees)
- References from recent clients
- Whether they're registered with a trade body (FMB, Checkatrade, etc.)
Action: Get written quotes that itemize labor, materials, and timescales. Agree payment terms upfront (staged payments, not all upfront). Agree who's responsible for ordering steel, arranging skips, etc.
7. Utilities and Services Check
Before you knock down walls or dig foundations, locate:
- Gas pipes: Often run in walls. Hitting a gas pipe is dangerous and expensive.
- Water pipes: Particularly in older properties where layouts have changed over time.
- Electrical cables: Wiring in walls you're removing will need rerouting.
- Drains: Underground drains can run anywhere. Get drain plans from your water company.
Action: Commission a utilities survey if you're excavating. For wall removals, expose a small section first to check what's inside before full demolition.
8. Asbestos Survey (Pre-2000 Buildings)
If your property was built or refurbished before 2000, assume asbestos is present until proven otherwise. Common locations:
- Artex ceilings and textured coatings
- Asbestos Insulating Board (AIB) around boilers or as soffits
- Pipe lagging
- Floor tiles
Action: Commission an asbestos survey before starting demolition. If asbestos is found, it must be removed by a licensed contractor before structural work begins. Budget £200-£500 for survey, removal costs vary widely.
9. Notify Your Insurer and Mortgage Lender
Your buildings insurance policy likely requires notification of structural work. If you have a mortgage, your lender may also require notification (and possibly approval) before starting.
Action: Contact your insurer and lender in writing. Keep copies of their responses. Some insurers increase premiums during construction; some require specific contractors' insurance levels.
10. Agree Access and Protection with Neighbors
Even if Party Wall doesn't legally apply, consider:
- Will scaffolding overhang their property? (requires permission)
- Will skips or deliveries block shared access?
- Noise, dust, and disruption—courtesy notice recommended
Action: Talk to neighbors before work starts. Agree arrangements in writing if access is needed. A courtesy letter explaining timescales and apologizing in advance for disruption goes a long way.
Final Checklist
- Planning permission obtained (if required)
- Building Regulations application submitted
- Party Wall notices served (if applicable)
- Listed Building Consent obtained (if applicable)
- Structural engineer appointed and calculations provided
- Builder appointed with written quote and insurance confirmed
- Utilities located and services rerouting planned
- Asbestos survey completed (pre-2000 buildings)
- Insurer and mortgage lender notified
- Neighbors informed and access agreed
