No Building Regulations Certificate? What to Do

First: was the work ever signed off?

If building control was handled by the council, ask the council for a copy of the completion certificate or full plans approval; if it was a private approved inspector, ask them. The HomeOwners Alliance notes there may be an admin fee, and that if approval was given but no final inspection happened, building control may be able to carry one out. For older work, bear in mind that before 2013 councils weren't required to issue completion certificates in every case. Work such as a boiler, windows or rewiring done by a member of a competent person scheme is self-certified, so ask the installer or their scheme for a copy of the compliance certificate.

If it was never approved: regularisation

Regularisation is retrospective approval for work done without building regulations consent. GOV.UK says it's available only from a local authority building control body, not a private one, and only for work carried out after 11 November 1985. It's up to the owner to show the work complies, which can mean opening up floors, walls or foundations so it can be inspected, and you may have to make alterations before a regularisation certificate is issued. GOV.UK also notes that you may have to correct the work or pay a fine if the regulations weren't followed.

The quicker route when selling: indemnity insurance

The HomeOwners Alliance describes indemnity insurance as often the quickest solution when selling. It's arranged by a conveyancing solicitor, usually within 24 to 48 hours, and typically costs £20 to £300. It covers legal costs or losses arising from issues such as a missing certificate. Two important limits: it doesn't pay to repair or replace anything, and telling third parties about the problem or trying to fix it can invalidate the policy — which is why you shouldn't contact the council if this is the route you're taking.

Insurance doesn't make the work safe

An indemnity policy deals with the legal risk, not the building. Nobody checks the work. If you're buying a property with uncertified work, consider asking your surveyor to look specifically at it, especially anything structural such as a removed wall, a loft conversion or an extension.

How long can the council act?

Under section 36 of the Building Act 1984, a council can serve a notice requiring non-compliant work to be removed or altered. The Building Safety Act 2022 extended the time limit for those notices from 12 months to 10 years from completion of the work. Official guidance differs on how the longer limit applies to work finished before the change took effect in October 2023, so if the timing matters for your property, ask your conveyancer.

Which route should you choose?

Regularisation answers the underlying question and gives you a certificate, but it costs more, takes longer, may mean opening up or altering the work, and once the council knows, indemnity insurance is no longer an option. Indemnity insurance is quick and cheap but only covers the legal risk. Talk to your conveyancing solicitor before you contact the council.

Frequently Asked Questions