What’s needed when replacing a flat roof?
Building regulations and planning permission – two terms that can make any homeowner worry. It’s not surprising – there are enough rules, regulations and red tape to confuse even the most seasoned home renovator.
So what do you need to know if you need to re-roof or have work done on your existing roof? Do you need planning permission? Do you need to inform your Local Authority Building Control (LABC)?
Planning Permission
It is unlikely that you will need to apply for planning permission if you are re-roofing your property. The same is true if you have decided to add skylights or roof lights.
Current permitted development rules allow you to alter your roof as long as they fall within certain limits and conditions. Please note that these apply to houses, not flats, maisonettes or other buildings:
- Alterations must not be any higher than the highest part of the existing roof
- Any alteration made must not project any more than 150mm from the property’s existing roof plane
- Windows that are side facing must be obscured. Any opening must be 1.7m above the floor
- Solar panels have different limits on projections and regulations may differ depending on protected areas. Please ensure you understand the planning and building regulations regarding solar panels before any work commences
Bats
Bats are protected species and any work carried out to a loft or roof may affect them. You may need a survey and if bats are using your property, you might have to apply for a licence.
You can contact Natural England for further information and advice.
Building regulations
If you are re-covering or carrying out repairs to less than 25% of your pitched or flat roof, it is unlikely that you will need to inform your Local Authority Building Control.
However, if you are carrying out structural alterations, replacing or repairing in excess of 25% of your roof’s overall area, or using significantly different materials that will change the way your roof performs in the event of a fire, you will need to submit a building regulations application. This is exempt in respect to garages or any building that is not heated.
To keep things as simple as possible, the Part L 1B section of the UK Building Regulations means that if you replace your flat roof, you will need to notify your Local Authority Building Control and submit an application. You will then be legally obligated to upgrade the current insulation, which will enable LABC to issue the relevant certificate once work has been completed.
Please bear in mind that if you decided to sell your house, you will be required to produce a Local Authority Building Control certificate to prove that your replacement flat roof has been installed in line with current building regulations. Trying to cut corners could cause significant problems down the line.
High-Tech Membrane Roofing is a member of the Competent Roofer scheme – the Government’s authorised Competent Person Scheme for England and Wales. Like FENSA, it enables professional roofing contractors to self-certify that any roof replacement, refurbishment or repair work carried out complies with building regulations. With us, you can enjoy the peace of mind that comes with using a company that carries a rock solid LIFETIME guarantee, exceptional workmanship, excellent customer service and on completion of works, the relevant LABC paperwork.
