Planning Permission vs Building Regulations – What is the difference?

These two are often mixed up, but they do different jobs:

• Planning Permission is about the appearance of your home and the impact on neighbours or the area. Many like-for-like re-roofs are permitted development and do not need Planning Permission.
• Building Regulations are about safety, structure, fire performance, weather protection, ventilation and energy efficiency. Most significant roofing works must comply even if Planning Permission is not required.

Not sure what applies? We will assess your project and advise clearly, then we handle the paperwork and inspections so the job runs smoothly from start to finish. Call 07311091804 for friendly guidance.

Useful reference sources: the Planning Portal and Milton Keynes City Council Building Control pages provide the latest details and forms.

When you must notify Building Control in Milton Keynes

In general you will need to involve Building Control when any of the following apply:

• Replacing more than 25% of the roof covering – this usually triggers an insulation upgrade and checks on ventilation and weatherproofing.
• Changing the roof structure – new rafters, dormers, removing or altering structural elements, or switching to heavier materials such as natural slate.
• Installing roof-mounted solar panels – structural loading, fixings, fire and electrical considerations.
• Adding skylights or roof windows – structural trimming, safety glazing, ventilation, and weather detailing all come into play.
• Loft conversions – wide-ranging compliance across Parts A, B, C, F and L, plus stairs and safe escape.

Local Authority Building Control will inspect and issue a Building Regulations Compliance Certificate on completion. We plan inspections into the schedule so you are never left waiting with a roof open.

Competent Person Scheme: For eligible re-roof projects, self-certification via an industry scheme can be used, which streamlines paperwork. We will advise the most efficient route for your job.

Approved Documents for roofing – Parts A, B, C, F and L

Building Regulations are set out in Approved Documents. Here is how the key parts relate to roofing work.

Part A – Structure

• Any change in roof covering weight or layout must keep the structure safe. Heavier coverings may require strengthened rafters, additional support, or revised fixings.
• Skylights and dormers need correctly sized trimmers and lintels with the right grade of timber and fixings.
• Fixings, battens and counter-battens must meet wind uplift and snow load requirements for local exposure conditions.

Part B – Fire Safety

• Flat roof systems should demonstrate suitable external fire performance – in practice this often means a Broof(t4) rating.
• Dwellings that share party walls need attention to fire-stopping details and cavity barriers to reduce spread risk.
• Solar PV, lanterns and roof windows can change fire dynamics and escape routes – we specify accordingly.

Part C – Resistance to Moisture

• Weatherproof details matter – from breathable underlays and laps to lead or proprietary flashings around abutments, chimneys and penetrations.
• Flat roofs need correct falls, outlets and upstands to avoid ponding and water ingress.
• Warm and cold roof build-ups each require a sound condensation strategy with vapour control where needed.

Part F – Ventilation

• Adequate airflow prevents damp and mould. Cold pitched roofs typically ventilate at eaves and often at ridge.
• Warm roofs need continuous insulation and a properly specified vapour control layer to manage moisture.
• Roof windows may alter a room’s ventilation strategy – trickle vents and purge ventilation can be required.

Part L – Conservation of Fuel and Power

• Replacing more than 25% of the roof covering usually triggers an insulation upgrade to current standards.
• Insulation thickness and product choice depend on the roof type and target performance – we design for compliance and comfort.
• Details at eaves, roof windows and abutments must maintain insulation continuity and control thermal bridging.

We build compliance into the design from day one, and we provide the documentation you need at completion. Have questions about your roof and Part L insulation targets? Call 07311091804 and we will talk you through it in plain English.

Milton Keynes specifics – estates, covenants and conservation

Alongside national rules, local factors in Milton Keynes can influence your roofing choices:

• Modern estates and managed developments sometimes have covenants that restrict materials or visible changes. It is worth checking deeds or management company guidance.
• Conservation areas and listed buildings often require traditional materials and details – even like-for-like repairs may need consent.
• Some neighbourhoods are open and exposed, so we specify fixings and underlays to match the local wind uplift requirements.

Unsure what applies on your street? We can help you confirm before work starts to avoid delays and rework.

Flat roofs – fire ratings, drainage and warm vs cold build-ups

We install and refurbish flat roofs in EPDM, GRP and high-performance bituminous systems. Every specification is designed for durability and compliance.

• Fire performance – we specify systems with suitable external fire ratings, typically Broof(t4), and install edges and upstands to manufacturer guidance.
• Falls and drainage – tapered insulation or firrings can create falls on refurbishments, with correctly sized outlets and overflows to prevent ponding.
• Warm vs cold – warm roofs place insulation above the deck with a vapour control layer to reduce condensation risk, while cold roofs insulate between joists and rely on increased ventilation. We advise the best approach for your property.

We also prioritise low maintenance, clear warranties and robust detailing at perimeters, upstands and penetrations.

Pitched roofs – tiles, slates and fixing standards

From minor repairs to full renewals, our team blends traditional craft with modern standards for long service life.

• Materials – like-for-like replacements usually fall under permitted development. If changing weight class, we check and reinforce structure as needed.
• Fixings and underlays – we follow current fixing specifications for wind exposure and use breathable underlays with the correct laps and support.
• Ventilation – balanced eaves or ridge ventilation in cold roofs, or a correctly designed warm roof to manage moisture under Part F.
• Weathering details – leadwork or modern alternatives at chimneys, abutments and valleys, plus well-formed flashings and soakers to stop water ingress.

We will walk you through options for tiles or slates that suit your home, budget and local character, then set out a clear, fixed scope before work starts.

Skylights and roof lanterns

Adding natural light transforms spaces, but openings must be designed and installed correctly.

• Structure – trimming timbers sized to span loads, safe fixings and a suitable flashing kit for the roof type.
• Fire and egress – in loft conversions, escape windows and protected routes may apply.
• Moisture and ventilation – integration with underlay and vapour control layers to avoid condensation and leaks.
• Thermal performance – choose glazing with strong U-values and detail insulation continuity at reveals.

We fit roof windows and lanterns from leading brands and follow the manufacturer’s instructions to the letter for a neat, watertight result.

Solar PV on roofs

Solar is often permitted development, but Building Regulations still apply. We make sure the roof is ready, safe and fully weathered.

• Structure – assess loading and wind uplift, then select appropriate fixings and rail systems without compromising the roof covering.
• Fire – set-backs from ridges and edges, cable management and product fire performance are all considered.
• Weathering – penetrations sealed and flashed properly to maintain your roof warranty.

We coordinate with your PV installer to keep responsibilities clear and ensure you receive the right documentation at completion.

Homeowner compliance checklist

Before you start:

• Confirm if the work is permitted development or requires Planning Permission.
• Agree how Building Regulations will be handled – Local Authority inspections or a Competent Person Scheme where eligible.
• Ask for a written scope covering Parts A, B, C, F and L – structure, fire, moisture, ventilation and energy efficiency.
• Clarify insulation upgrades when more than 25% of the roof is being replaced.
• Make sure materials and colours are suitable for any estate covenant or conservation area rules.

At completion, keep:

• Building Regulations Compliance Certificate.
• Warranties for systems, membranes, roof windows and accessories.
• Photographic record of works – we provide this as standard for your peace of mind.

How Maxwells Roofing keeps projects compliant

1. Free inspection and advice – we assess the roof condition, discuss your goals and explain any Planning or Building Control triggers clearly.
2. Transparent quotation – fixed scope, named materials and notes on insulation, ventilation, fixings and fire performance where relevant.
3. Building Control route – we help with notifications, book inspections and coordinate dates so the program flows smoothly.
4. Owner-led quality – Luke Maxwell personally oversees works. Our trained roofers follow manufacturer instructions and industry best practice.
5. Documentation and sign-off – you receive photos, warranties and the certificate when applicable.

Our approach is why local homeowners recommend us – reflected in 80+ 5★ Checkatrade reviews and a 5★ Google rating. If you want compliant, durable work with honest, friendly service, call 07311091804 today.

FAQs – Roofing Regulations in Milton Keynes

Do I need Building Control if I am just changing the tiles?

If you replace more than 25% of the roof covering, Building Regulations usually apply. An insulation upgrade is often required, along with checks on structure, ventilation and weather protection.

How long do inspections take and will they delay my job?

Inspections are typically booked in advance at key stages. We organise timings around the programme so works are not held up and your roof remains protected at all times.

Can roofing work be self-certified?

For certain re-roof projects, self-certification via a Competent Person Scheme is possible. We will confirm eligibility and arrange the simplest route for your project.

Do flat roofs need a specific fire rating?

Yes. For external fire exposure, compliant systems typically carry a Broof(t4) classification. We specify and install systems that meet the required standard.

Will I have to upgrade insulation on a re-roof?

Usually yes when more than 25% of the covering is replaced. The exact thickness and product depend on your roof build-up and performance targets.

Do I need permission for a skylight?

Many roof windows are permitted development, but Building Regulations still apply for structure, thermal performance and ventilation. In loft conversions, escape requirements may also apply.

What about solar panels – do they affect my roof warranty?

They can if penetrations are not sealed correctly. We coordinate with installers and protect the covering with the right brackets, flashings and detailing.

Can you work in bad weather?

We plan around weather forecasts, use temporary protection and prioritise keeping your home watertight. For emergencies we aim for same day or next day attendance.

Talk to a Milton Keynes roofing specialist

If you want clear guidance, tidy workmanship and compliant results at a fair price, Maxwells Roofing is here to help. We are a local, family-owned company and we treat every home as if it were our own.

Phone: 07311091804
Email: sales@miltonkeynesroofing.uk

Prefer to read more about specific services before calling? Explore our pages on Emergency Roofing, Flat Roof Systems, Chimney Repairs, Gutter Maintenance and Skylight Installations. When you are ready, call 07311091804 for a free quote.

Disclaimer: This guide provides general information only. Always follow official guidance and obtain any required approvals from your local authority before carrying out building work.