When does a replacement kitchen or bathroom need building regulations approval?

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Replacement kitchen - Building Regulations application

The majority of domestic like for like replacement kitchens or bathrooms won't need any form of building regulations approval, but if you're modifying the existing layout then approval may be needed.

This might be due to (from the Building Regulations):

"3(b) the provision or extension of a controlled service or fitting in or in connection with a building;
3(c) the material alteration of a building, or a controlled service or fitting;
3(d) work required by regulation 6 (requirements relating to material change of use);"

A "controlled service or fitting" means;
"A service or fitting in relation to which Part G (Sanitation, hot water safety & water efficiency), H (Drainage & Waste Disposal), J (Combustion appliances & fuel storage systems), L (Conservation of fuel & power) or P (Electrical safety) of Schedule 1 imposes a requirement."

"None of the work, or any part of it, should at any stage result in not complying with or being more unsatisfactory with a relevant requirement where previously it did."

Confused?!

So what does it mean and just how is it relevant to replacement kitchens and bathrooms?

Are you undertaking the provision or extension of a controlled service or fitting?

Does this require building regulations approval?

If you move the boiler to another location. Yes (Part J)
If you leave the boiler where it is but extend the flue.  Yes (Part J)

If you install a new gas appliance. 

Yes (Part J)

If you relocate the sink. 

Yes, if the installation of the fitting or fittings will involve alterations to, or new connections to, a drainage stack or an underground drain, the above ground wastes and drains are controllable (Part H). So is the installation of hot water and wholesome water to the sink (Part G).

If you relocate the bathroom appliances. 

Yes, if the installation of the fitting or fittings will involve alterations to, or new connections to, a drainage stack or an underground drain, the above ground wastes and drains are controllable (Part H). So is the installation of hot water and wholesome water to the bath, shower, wash basin and bidet. (Part G).
If you replace a window or external door.  Yes, this is a renovation of a thermal element (Part L1B)
If you install a new window or external door.  Yes (Part L1B)
If you install an electrical circuit. 

Yes (Part P)
 

If you install or alter fixed electrical equipment in the kitchen. Yes, if the circuit is within the 'special location' measured 2.25m vertically from the floor or shower head (if higher) and within 600mm of any bath tub or shower tray (Part P).
If you install or alter fixed electrical equipment in the kitchen. No, this is non-notifiable work unless a new circuit is provided e.g. installing a new built-in cooker or prefabricated modular lighting is non-notifiable unless a new circuit is required. The work still falls within the scope of (Part P) and should be certificated in accordance with BS7671 and local authorities can still take enforcement action if they consider the work non-compliant and unsafe.
If you install an extract fan.  Yes, if it requires a new electrical circuit, the extract should go to outside where possible (Part P).

Are you carrying out a material alteration ?

Removing load bearing walls to accommodate a new layout is a structural alteration. Design and fire resistance will be needed for the new lintel, bearings and foundations may need to be examined for suitability.

Removing doors (or non-load bearing walls) between the kitchen and other rooms, particularly to a staircase, will affect means of escape (B1). Additional precautions in other parts of the property may be needed such as escape windows, interlinked smoke and heat detection, and additional fire resistance (B3). Alternatively you may need to retain the door(s) so it is no worse than before. (Both in Part B.)

Are you carrying out a material change of use?

This classification involves the creation of a dwelling, subdivision to create more than one dwelling or flat or room for residential purposes. The installation of a second kitchen would indicate this likely use and building regulations approval would be required and possibly planning permission.

Could alterations alter the status of a building?

Other than change of use (above), a request may also be received to install a kitchen in a conservatory. Some conservatories are exempt from the requirement for a building regulations application unless the external doors are being removed or the opening widened to open it up to the main house. This removes the exemption status enjoyed by the conservatory and approval is needed.

If that happens, it reverts to an extension of the main house and thermal compliance will be difficult to achieve because of the excessive glazing. An open kitchen/dining space is a popular alteration to properties and care is needed to ensure compliance is possible.

If your building is listed in some way, for its architectural or historic interest and/or is located in a sensitive urban or rural environment (e.g. a conservation area or an area of outstanding natural beauty), then alterations may require additional consent from the planning department.

Remember the reference "Not complying with or being more unsatisfactory with a relevant requirement where previously it did"? This means that the works must not make fabric, services and fittings less compliant than they previously were – or dangerous.

For example, the provision of replacement double glazing must not worsen compliance in relation to: means of escape; air supply for combustion appliances and their flues; and ventilation for health.

Electrical installations must not worsen compliance in relation to:

  • structure (depth of chases in walls, notches in floor and roof joists)
  • fire safety (provision of detection systems, fire resistance of penetrations through floors and walls)
  • site preparation (resistance of service penetrations to rainwater and radon)
  • sound (service penetrations on party walls)
  • ventilation
  • thermal (use of energy efficient lighting)
  • access (heights of sockets and switches)

If you're in any doubt then speak to your Local Authority building control team who can offer advice and guidance on how to comply.

Find your local authority's contact details here

Further information

Homeowners, find out much more about how the building regulations apply to your other projects such as:

 

Please Note: Every care was taken to ensure the information was correct at the time of publication. Any written guidance provided does not replace the user’s professional judgement. It is the responsibility of the dutyholder or person carrying out the work to ensure compliance with relevant building regulations or applicable technical standards.

Comments

New concealed shower

Submitted 3 years 4 months ago

Hello, I want to replace an exposed shower valve with concealed one, do I need building control approval?

Many thanks.

Reply

Submitted 3 years 3 months ago

Hello there

Thank you for getting in touch with LABC.

Because the works relate to the replacement of an existing valve, this would not be classed as “building works” as such, and providing the valve performs equally as well (so there is no material alteration), would not require consent under the provisions of the Building Regulations 2010 (as amended).

Kind regards
Richard, LABC

Home renovation

Submitted 3 years 3 months ago

1. Is installing downlights in a living room a DIY job (run from existing ceiling rose)? Any certificate required?
2. Is replacing entire internal plumbing (hot and cold water pipes) at home a DIY job? Does it have to be notified or certified? Can it be carried out by an experience plumber without certificate being issued?

Reply

Submitted 3 years 1 month ago

Hello there - thanks for leaving your comment

1) The extension of an electrical circuit in a living room is not notifiable work for building regulation purposes and can be carried out as a DIY project. You would need to be capable of carrying out the works safely and understand your duty under common law not to be negligent with their installation. If the downlights are cut into the ceiling, this could be a material alteration and require a building regulation application. In this instance, you should contact your local building control team to discuss it further. You can find their contact details by entering your postcode here https://www.labc.co.uk/our-services/find-nearest-local-council-building-control-department.

2) The majority of domestic like for like replacement kitchens or bathrooms won't need any form of building regulations approval, but if you're modifying the existing layout then approval may be needed. Simply replacing hot and cold water pipes can be carried out as a DIY project but you will need to determine for themselves that you are sufficiently competent to do so. An experienced plumber can also carry out the works without notification or the need for a building regulation completion certificate.

Kind regards
Trevor, LABC

Replacement kitchen

Submitted 3 years ago

I am in the process of renewing kitchen . Do I have to comply with current
regs regarding socket outlets. Mine are about 175mm away from the end of the hob. New regs say they must be 300mm away from the edge of the hob. If so I will have to redesign kitchen.

Maisonette renovation

Submitted 2 years 12 months ago

1970 build Leasehold property, party wall act stating all walls, floors, ceilings separating the Property from Retained Land are party wall and shall be repairable as such. Lease states that premises must be kept in good and tenable state of repair and all fixtures and fittings therein and thereto to be replaced, rebuild, repair as needed but doesn`t allow alterations without prior consent from freeholder. There is no detailed floor plan of the property except for the Land Registry general title plan. Freeholder management team advised on works and say all is decoration related so no consent needed as consent would be required only if there is change to the fabric and look of the building. Only boiler replacement required consent which was given. Concrete floors, artex ceilings not tested for asbestos, not damaged. Works are: Renovating kitchen and bathroom including removing floorboards, digging up gas pipe leading to hob and water pipes (original ones, internal water pipes all length from stopcock) and replacing them with copper using same shallow chases in floor, wrapping in insulation and screed over-like for like, replacing central heating boiler, pipes and radiators, rerouting CH pipes using same chases to run CH pipes under floor parallel to the other pipes, bathroom and kitchen complete do over keeping original layouts but renewing all of connections and taps, retiling; replacing cabinets, sink, tap, connections, build in cooker, gas hob and extractor fan using existing electric fuse sockets. Is any of the work notifiable or require certificate? Gas work done of course by Gas Safe Engineer and completion cert obtained for new boiler instalation, gas safety record for new gas pipework obtained. He advised Completion cert will cover the entire CH installation and that no completion cert needed for replacement of gas hob, gas safety record provided instead? Anything needed for the replacement of water pipes/internal plumbing? It has been carried out by plumber but he didn`t provide any cert or advise we would need one? We also installed false plasterboard ceiling in kitchen, hallway and utility room to cover the ugly artex, LED downlights were fitted and connection run from existing ceiling roses. Metal framework attached to the walls so no drilling into ceiling and artex. How do we comply with party wall here? Its only few screws to hold the frame? That was DIY and there is no cert or el testing done, is anything needed law wise? Certificate of completion, minor work cert, building control, can we just cover artex like that, is it against regulations? We have all copper pipework, metal connections and taps in the flat, no plastic were used, earthing terminal is in utility room as well as CH boiler, incoming electricity and gas. Water stopcock is on the other side of the flat. Gas and electricity board are earthed to the terminal, there is no additional bonding to any of the CH pipes for example, water hasn`t been earth, can we earth anywhere to the cold water pipe on its length or does it have to be strictly 600mm from stopcock? Please advise. TIA.

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