Planning permission and building regulations are two different things, and a new roof can involve either, both or neither. Getting it wrong can mean enforcement action, problems when you sell, or having to redo work. This guide explains the general position for houses in England and the local exceptions that matter in Surrey and south-west London. It's general guidance rather than legal advice, so always check with your local council if you're unsure.

Planning Permission and Building Regulations: What's the Difference?

Planning permission is about how a building looks and how it affects its surroundings. Building regulations are about how it's built: structure, fire safety, insulation and ventilation. A like-for-like re-roof might need no planning permission at all, yet still have to meet building regulations.

Do I Need Planning Permission to Replace My Roof?

For most houses, no. Re-roofing with materials that look similar to the existing ones, without changing the shape or height of the roof, is normally covered by permitted development rights. Repairs, replacing tiles and renewing lead flashing don't usually need permission either.

You're more likely to need planning permission if you want to:

  • Change the roof shape, raise the ridge or add a new storey
  • Switch to a noticeably different material or colour, such as replacing natural slate with concrete tiles on a prominent roof
  • Add dormers or roof extensions that go beyond permitted development limits, especially on a roof facing the road
  • Install roof lights that stick out more than a small amount from the roof slope

Exceptions: Conservation Areas, Listed Buildings and Flats

The rules are stricter in several situations:

  • Listed buildings: almost any work that affects the character of a listed building, including re-roofing in a different material, needs listed building consent. Carrying out work without it is a criminal offence. There are listed buildings across our area, from Hampton Court and Richmond to the old centres of Chertsey, Leatherhead and Thames Ditton.
  • Conservation areas: permitted development rights still apply to most houses, but they're more limited, and some councils use Article 4 directions to remove specific rights, such as changing roof materials. Many towns we cover have conservation areas, including parts of East Molesey, Esher, Thames Ditton, Cobham, Surbiton, Richmond and Twickenham.
  • Flats and maisonettes: these don't have the same permitted development rights as houses, and you'll usually need the freeholder's consent too.
  • New-build estates: some have conditions or covenants that restrict external changes.

Your local planning authority will depend on where you live: for example Elmbridge Borough Council for Molesey, Esher, Walton and Weybridge; the Royal Borough of Kingston upon Thames; the London Borough of Richmond upon Thames; or Spelthorne Borough Council. Each has conservation area maps on its website.

Do Building Regulations Apply to a New Roof?

Often, yes. The key points for re-roofing are:

  • Insulation: if you're renovating more than 25% of the roof area, the regulations generally require the insulation to be upgraded to current standards where that's technically and economically practical. On a pitched roof this usually means insulating at the loft or rafter level; on a flat roof it's the ideal time to add insulation to the deck.
  • Structure: if the new covering is significantly heavier than the old one, the roof structure may need checking to make sure it can take the extra load.
  • Ventilation: the roof must be properly ventilated to prevent condensation, which modern breathable membranes and vents help achieve.

Work like this has to be either signed off by your council's building control team or self-certified by a roofer registered with a government-approved competent person scheme. Either way, keep the paperwork, because a buyer's solicitor may ask for it when you sell.

Party Walls and Shared Chimneys

On terraced and semi-detached houses, roof work can affect a party wall or a shared chimney stack. Under the Party Wall etc. Act 1996, some types of work need you to notify your neighbour in advance. A good roofer will flag this early so it doesn't delay the job.

Our Approach

Before quoting, we check whether your property is listed or in a conservation area, and we'll tell you if any permission or building control sign-off is needed. On like-for-like re-roofs, the answer is usually that it isn't, but it's always worth knowing up front. Find out more about our new roofs and re-roofing service, or read our guide on repairing or replacing a roof. Call 07470 744247 for a free, written quote.