OpenLegislation

Building Act 1984

1984 c. 55 · Enacted 31 October 1984 · Extends to England and Wales

Not fully up to date. 23 changes made by later legislation have not yet been written into this text, which is revised to 1 July 2026.

See the changes not yet applied
ProvisionChangeMade by
s. 79(4)words insertedPlanning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 205
s. 19(1)words insertedPlanning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 203
s. 20(1)words insertedPlanning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 204
s. 94appliedDomestic Fire Safety (Wales) Measure 2011 s. 4(b)
s. 94AappliedDomestic Fire Safety (Wales) Measure 2011 s. 4(c)
s. 93appliedDomestic Fire Safety (Wales) Measure 2011 s. 4(a)
s. 96(3)words repealedCriminal Justice Act 2003 Sch. 37 Pt. 9
s. 59(4) (5)repealedSustainable and Secure Buildings Act 2004 s. 5(b) Sch.
s. 4repealedSustainable and Secure Buildings Act 2004 s. 5(a) Sch.
s. 44(3)(a)words insertedSustainable and Secure Buildings Act 2004 s. 4(4)(a)
s. 44(8)words substitutedSustainable and Secure Buildings Act 2004 s. 4(4)(b)
s. 44(11)insertedSustainable and Secure Buildings Act 2004 s. 3(8)
s. 45(1)word substitutedSustainable and Secure Buildings Act 2004 s. 3(9)
s. 56(1)-(4)repealedSustainable and Secure Buildings Act 2004 Sch.
Sch. 1 para. 8(2)words insertedInfrastructure Act 2015 s. 37(5)
s. 1(1A)(d)insertedInfrastructure Act 2015 s. 37(2)
Sch. 1 para. 7AinsertedInfrastructure Act 2015 s. 37(4)
s. 131BinsertedBuilding Safety Act 2022 s. 60(3)
s. 131AinsertedBuilding Safety Act 2022 s. 59
s. 45omittedBuilding Safety Act 2022 Sch. 5 para. 38
s. 44 and cross-headingomittedBuilding Safety Act 2022 Sch. 5 para. 38
s. 95(5)insertedBuilding Safety Act 2022 s. 60(2)
s. 8(1)-(5)excluded by S.I. 2010/2214, reg. 11(3) (as substituted)The Building (Local Authority Charges and Amendments Relating to Charging) (England) Regulations 2026 reg. 11(3)
C1C2C3C4An Act to consolidate certain enactments concerning building and buildings and related matters.[31st October 1984]

Be it enacted by the Queen’s most Excellent Majesty, by and with the advice and consent of the Lords Spiritual and Temporal, and Commons, in this present Parliament assembled, and by the authority of the same, as follows:—C5C6C7C8C9C10

Annotations to the whole text

Modifications

C1

Act extended by Gas Act 1986 (c. 44, SIF 44:2), s. 67(1)(3), Sch. 7 para. 2(1)(xlvii), Sch. 8 para. 33

C2

Act extended by Water Act 1989 (c. 15, SIF 130), ss. 58(7), 101(1), 141(6), 160(1)(2)(4), 163, 189(4)–(10), 190, 193(1), Sch. 25 para. 1(2)(xxxi), Sch. 26 paras. 3(1)(2), 17, 40(4), 57(6), 58 and by Electricity Act 1989 (c. 29, SIF 44:1), s. 112(1)(3), Sch. 16 para. 1(xxxix), Sch. 17 para. 33

C3

Act extended (1.3.1996) by 1995 c. 45, s. 16(1), Sch. 4 para. 2(1)(xxxv); S.I. 1996/218, art. 2

C4

Act: functions transferred (W.) (1.7.1999) except in relation to specified provisions by S.I. 1999/672, art. 2, Sch. 1

C5

Act modified (3.5.2007) by National Assembly for Wales Commission (Crown Status) Order 2007 (S.I. 2007/1118), art. 3

C6

Act modified (E.) (6.4.2010) by The Portsmouth Port Health Authority Order 2010 (S.I. 2010/1217), arts. 1(1), 4, Sch.

C7

Act: functions transferred (31.12.2011) by Welsh Ministers (Transfer of Functions) (No.2) Order 2009 (S.I. 2009/3019), arts. 2(a), 5 (with arts. 3, 4)

C8

Act: functions transferred (W.) (1.4.2018) by Wales Act 2017 (c. 4), ss. 54(1)(2), 71(4) (with Sch. 7 paras. 1, 6); S.I. 2017/1179, reg. 3(l)

C9

Act excluded (1.9.2022) by Building Safety Act 2022 (c. 30), ss. 129(5), 170(5); S.I. 2022/927, reg. 2

C10

Act continued (temp.) for specified purposes (1.7.2026) by The Building etc. (Amendment) (No. 2) (Wales) Regulations 2025 (S.I. 2025/1320), regs. 1(2), 21

Contents

  1. Part I: Building Regulations
  2. Power to make building regulations
  3. 1Power to make building regulations.
  4. 1ABuildings of special historical or architectural interest
  5. 2Continuing requirements.
  6. 2AContinuing requirements in relation to fuel, power and emissions
  7. 2BOptional requirements
  8. Duty to review minimum energy performance requirements
  9. 2CReview of minimum energy performance requirements
  10. Exemption from building regulations
  11. 3Exemption of particular classes of buildings etc.
  12. 4Exemption of educational buildings and buildings of statutory undertakers.
  13. 5Exemption of public bodies from procedural requirements of building regulations.
  14. Approved documents
  15. 6Approval of documents for purposes of building regulations.
  16. 7Compliance or non-compliance with approved documents.
  17. Relaxation of building regulations
  18. 8Relaxation of building regulations.
  19. 9Application for relaxation.
  20. 10Advertisement of proposal for relaxation of building regulations.
  21. 11Type relaxation of building regulations.
  22. Type approval of building matter
  23. 12Power of appropriate national authority to approve type of building matter.
  24. 13Delegation of power to approve.
  25. Consultation
  26. 14Consultation with Building Regulations Advisory Committee and other bodies : Wales
  27. 15Consultation with fire authority.
  28. Building control approval
  29. 16Passing or rejection of plans. Repealed
  30. 17Approval of persons to give certificates etc. Repealed
  31. 18. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Repealed
  32. 19Use of short-lived materials.
  33. 20Use of materials unsuitable for permanent building. Not yet in force
  34. 21Provision of drainage.
  35. 22Drainage of buildings in combination.
  36. 23Provision of facilities for refuse.
  37. 24Provision of exits etc.
  38. 25Provision of water supply.
  39. 26–29. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Repealed
  40. Determination of questions
  41. 30. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Repealed
  42. Determination by appropriate national authority
  43. 30ADetermination of certain applications by appropriate national authority
  44. ...
  45. 31Proposed departure from plans. Repealed
  46. Lapse of building control approval
  47. 32Lapse of building control approval
  48. Tests for conformity with building regulations
  49. 33Tests for conformity with building regulations.
  50. Classification of buildings
  51. 34Classification of buildings.
  52. Breach of building regulations
  53. 35Offence of contravening building regulations etc
  54. 35ATime limit for prosecution for contravention of ... building regulations Repealed
  55. Notices in respect of contraventions
  56. 35BCompliance notices
  57. 35CStop notices
  58. 35DCompliance and stop notices: supplementary
  59. 36Removal or alteration of offending work.
  60. 37Obtaining of report where section 36 notice given.
  61. 38Civil liability.
  62. Appeals in certain cases
  63. 39Appeal against refusal etc. to relax building regulations.
  64. 39AAppeals against compliance notices and stop notices etc
  65. 40Appeal against section 36 notice.
  66. 41Appeal to Crown Court.
  67. 42Appeal and statement of case to High Court in certain cases.
  68. 43Procedure on appeal to Secretary of State on certain matters. Repealed
  69. 43AAppeals under sections 20, 39 and 50: England
  70. Application of building regulations to Crown etc. Not yet in force
  71. 44Application to Crown. Not yet in force
  72. 45Application to United Kingdom Atomic Energy Authority. Not yet in force
  73. Inner London
  74. 46Inner London.
  75. Building control authorities: restricted activities and functions
  76. 46ABuilding control authorities: restricted activities and functions
  77. Part II: Supervision of Building Work etc. otherwise than by building control authorities
  78. Supervision of plans and work by registered building control approvers
  79. 47Giving and acceptance of initial notice.
  80. 48Effect of initial notice.
  81. 49Approved inspectors. Repealed
  82. 50Plans certificates.
  83. 51Final certificates.
  84. 51AVariation of work to which initial notice relates.
  85. 51BEffect of amendment notice
  86. 51CChange of person intending to carry out work
  87. 52Cancellation of initial notice.
  88. 52ACancellation of initial notice when work becomes higher-risk building work
  89. 52BEffect of initial notice ceasing to be in force where work becomes higher-risk building work
  90. 53Effect of initial notice ceasing to be in force.
  91. 53ALapse of initial notice
  92. 53BNew initial notice: change of registered building control approver
  93. 53CConsideration of transfer certificate and report
  94. 53DCancellation of initial notice: change of registered building control approver
  95. 53ERestriction on functions of registered building control approvers
  96. Supervision of their own work by public bodies
  97. 54Giving, acceptance and effect of public body’s notice.
  98. 54APublic bodies and higher-risk building work
  99. Registered building control approvers: restricted activities and functions
  100. 54BRegistered building control approvers: restricted activities and functions
  101. Supplementary
  102. 55Appeals.
  103. 56Recording and furnishing of information.
  104. 56AGiving information by electronic means: England
  105. 56BRequirement to keep register: England
  106. 56CDelegation of functions
  107. 57Offences.
  108. 58Construction of Part II.
  109. Part 2A: REGULATION OF BUILDING CONTROL PROFESSION
  110. Interpretation
  111. 58A“Regulatory authority”
  112. Registered building inspectors
  113. 58B“Registered building inspector”
  114. 58CRegister of building inspectors
  115. 58DApplication for registration as building inspector
  116. 58EVariation or cancellation of registration as building inspector
  117. 58FCode of conduct
  118. 58GRegistered building inspectors: information notices
  119. 58HProfessional misconduct investigations
  120. 58ISanctions for professional misconduct
  121. 58JInterim suspension for suspected serious professional misconduct
  122. 58KSuspension orders: further provision
  123. 58LOffences relating to registration
  124. 58MOffence of acting as, or pretending to be, a registered building inspector
  125. Registered building control approvers
  126. 58N“Registered building control approver”
  127. 58ORegister of building control approvers
  128. 58PApplication for registration as building control approver
  129. 58QVariation or cancellation of registration as building control approver
  130. 58RProfessional conduct rules
  131. 58SRegistered building control approvers: information notices
  132. 58TInvestigations into contraventions of professional conduct rules
  133. 58USanctions for contravention of professional conduct rules
  134. 58VInterim suspension for suspected serious contravention
  135. 58WOffence of registered building control approver acting outside scope of registration
  136. 58XOffence of pretending to be a registered building control approver
  137. Delegation of registration functions
  138. 58YDelegation of registration functions
  139. Operational standards rules
  140. 58ZOperational standards rules
  141. 58Z1Reporting requirements
  142. 58Z2Information: Wales
  143. 58Z3Investigations
  144. 58Z4Improvement notice
  145. 58Z5Serious contravention notices
  146. 58Z6Continuing failure to meet standards: registered building control approvers
  147. 58Z7Continuing failure to meet standards: local authorities in England
  148. Inspection of local authorities and registered building control approvers
  149. 58Z8Inspections
  150. Information sharing
  151. 58Z9Sharing of information between regulatory authorities
  152. Appeals
  153. 58Z10Appeal to Crown Court
  154. Part III: Other Provisions about Buildings
  155. Drainage
  156. 59Drainage of building.
  157. 60Use and ventilation of soil pipes.
  158. 61Repair etc, of drain.
  159. 62Disconnection of drain.
  160. 63Improper construction or repair of water-closet or drain.
  161. Provision of sanitary conveniences
  162. 64Provision of closets in building.
  163. 65Provision of sanitary conveniences in workplace.
  164. 66Replacement of earth-closets etc.
  165. 67Loan of temporary sanitary conveniences.
  166. 68Erection of public conveniences.
  167. Buildings
  168. 69Provision of water supply in occupied house. Repealed
  169. 70Provision of food storage accommodation in house.
  170. 71Entrances, exits etc. to be required in certain cases. Repealed
  171. 72Means of escape from fire.
  172. 73Raising of chimney.
  173. 74Cellars and rooms below subsoil water level.
  174. 75Consents under s. 74.
  175. Defective premises, demolition etc.
  176. 76Defective premises.
  177. 77Dangerous building.
  178. 78Dangerous building—emergency measures.
  179. 79Ruinous and dilapidated buildings and neglected sites.
  180. 79AWales: exercise of powers under sections 77 and 79 in relation to listed buildings, buildings in conservation areas etc.
  181. 80Notice to local authority of intended demolition.
  182. 81Local authority’s power to serve notice about demolition.
  183. 82Notices under section 81.
  184. 83Appeal against notice under s. 81.
  185. Yards and passages
  186. 84Paving and drainage of yards and passages.
  187. 85Maintenance of entrances to courtyards.
  188. Appeal to Crown Court
  189. 86Appeal to Crown Court.
  190. Application of provisions to Crown property
  191. 87Application of provisions to Crown property.
  192. Inner London
  193. 88Inner London.
  194. Miscellaneous
  195. 89References in Acts to building byelaws.
  196. 90Facilities for inspecting local Acts.
  197. 90AFunctions under this Part: the regulator etc
  198. Part IV: General
  199. Duties of local authorities etc
  200. 91Duties of local authorities and the regulator.
  201. 91ZAThe regulator: building control authority for higher-risk buildings in England
  202. 91ZBThe regulator: building control authority for other work
  203. 91ZCSection 91ZB: supplementary
  204. 91ZDHigher-risk buildings in Wales: local authority work
  205. 91ARegisters to be kept by local authorities and the regulator
  206. 91BCooperation and the sharing of information: Wales
  207. Documents
  208. 92Form of documents.
  209. 93Authentication of documents.
  210. 94Service of documents.
  211. 94AElectronic service of documents Repealed
  212. Entry on premises
  213. 95Power to enter premises.
  214. 96Supplementary provisions as to entry.
  215. Execution of works
  216. 97Power to execute work.
  217. 98Power to require occupier to permit work.
  218. 99Content and enforcement of notice requiring works.
  219. 100Sale of materials.
  220. 101Breaking open of streets.
  221. Appeal against refusal to consider application etc
  222. 101AAppeal: refusal to consider application etc on ground is higher-risk building work
  223. Appeal against notice requiring works
  224. 102Appeal against notice requiring works.
  225. General provisions about appeals and applications
  226. 103Procedure on appeal or application to appropriate court or tribunal.
  227. 104Local authority or regulator to give effect to appeal.
  228. 105Judge not disqualified by liability to rates.
  229. 105AEnforcement of decisions of the First-tier and Upper Tribunal
  230. Fees, charges and levies
  231. 105BFees and charges
  232. 105CLevy on certain applications for building control approval etc
  233. Compensation, and recovery of sums
  234. 106Compensation for damage.
  235. 107Recovery of expenses etc.
  236. 108Payment by instalments.
  237. 109. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Repealed
  238. 110Liability of agent or trustee.
  239. 111Arbitration.
  240. Obstruction
  241. 112Obstruction
  242. Prosecutions
  243. 112ALiability of officers of body corporate etc
  244. 113Prosecution of offences.
  245. 114Continuing offences.
  246. Protection of members etc. of authorities
  247. 115Protection of members etc. of authorities.
  248. Default powers
  249. 116Default powers of appropriate national authority.
  250. 117Expenses of appropriate national authority.
  251. 118Variations or revocation of order transferring powers.
  252. Local inquiries
  253. 119Local inquiries.
  254. Orders and regulations
  255. 120Orders.
  256. 120ARegulations
  257. 120BProposals and consultation relating to regulations made by the Secretary of State
  258. 120CConsultation relating to regulations made by the Welsh Ministers
  259. Higher-risk buildings etc
  260. 120DMeaning of “higher-risk building”: England
  261. 120ERegulations under section 120D: procedure
  262. 120FRegulations under section 120D: additional procedure in certain cases
  263. 120GRecommendations about regulations under section 120D
  264. 120HAdvice about regulations under section 120D
  265. 120IHigher-risk buildings and higher-risk building work: Wales
  266. Interpretation
  267. 121Meaning of “building”.
  268. 121AMeaning of “building control authority”
  269. 122Meaning of “building regulations”.
  270. 123Meaning of “construct”and “erect”.
  271. 124Meaning of deposit of plans Repealed
  272. 125Construction and availability of sewers.
  273. 125AMeaning of work
  274. 126General interpretation.
  275. 127Construction of certain references concerning Temples.
  276. Savings
  277. 128Protection for dock and railway undertakings.
  278. 129Saving for Local Land Charges Act 1975.
  279. 130Saving for other laws.
  280. 131Restriction of application of Part IV to Schedule 3.
  281. Part V: Supplementary
  282. 132Transitional provisions.
  283. 133Consequential amendments and repeals.
  284. 134Commencement.
  285. 135Short title and extent.
  286. Schedule 1: Building Regulations
  287. 1Paragraph 1
  288. Procedural requirements etc: general
  289. 1AParagraph 1A
  290. Applications for building control approval
  291. 1BParagraph 1B
  292. Certificates: approved schemes
  293. 1CParagraph 1C
  294. Obtaining, keeping and giving information and documents
  295. 1DParagraph 1D
  296. Reporting requirements: duty to establish and operate system
  297. 1EParagraph 1E
  298. Form and content of documents etc
  299. 1FParagraph 1F
  300. Inspection, testing etc
  301. 1GParagraph 1G
  302. Applications to building control authorities: extension of period by agreement
  303. 1HParagraph 1H
  304. Appeals
  305. 1IParagraph 1I
  306. 2Paragraph 2 Repealed
  307. 3Paragraph 3 Repealed
  308. 4Paragraph 4 Repealed
  309. 4AParagraph 4A Repealed
  310. 4BParagraph 4B Repealed
  311. 5Paragraph 5 Repealed
  312. Appointed persons
  313. 5AParagraph 5A
  314. General duties
  315. 5BParagraph 5B
  316. Competence requirements
  317. 5CParagraph 5C
  318. 6Paragraph 6
  319. 7Paragraph 7
  320. 8Paragraph 8
  321. 9Paragraph 9 Repealed
  322. 10Paragraph 10
  323. 11Paragraph 11
  324. Schedule 2: Relaxation of Building Regulations for Existing Work
  325. Application of schedule
  326. 1Paragraph 1
  327. Cases where no direction may be given
  328. 2Paragraph 2
  329. Suspension of certain provisions while application pending
  330. 3Paragraph 3
  331. 4Paragraph 4
  332. Saving for criminal liability incurred before making of application
  333. 5Paragraph 5
  334. Termination of proceedings under section 36 on giving of direction
  335. 6Paragraph 6
  336. Schedule 3: Inner London
  337. Part I: Application of Part I of this Act
  338. 1Application to inner London.
  339. 2Application of provisions by building regulations.
  340. 3Repeal and modification of Acts.
  341. 4Consultation.
  342. Part II: Application of Part III of this Act
  343. 5Application to inner London.
  344. 6Application to Temples.
  345. Part III: Building and Drainage of Buildings
  346. 7-9Drainage of new building. Repealed
  347. Part IV: Byelaws
  348. 10Byelaws about demolition.
  349. 11Paragraph 11 Repealed
  350. 12Paragraph 12 Repealed
  351. 13Restriction of application of Part IV of Act.
  352. Part V: Enforcement of Building Regulations
  353. 14Paragraph 14 Repealed
  354. Schedule 4: Provisions Consequential Upon Public Body’s Notice
  355. Duration of notice
  356. 1Paragraph 1
  357. Cancellation of a public body’s notice where work to a building in England becomes higher-risk building work
  358. 1AParagraph 1A
  359. Effect of public body’s notice ceasing to be in force where work becomes higher-risk building work
  360. 1BParagraph 1B
  361. Appeals against cancellation of a public body’s notice by a local authority
  362. 1CParagraph 1C
  363. Public body’s plans certificates
  364. 2Paragraph 2
  365. Public body’s final certificates
  366. 3Paragraph 3
  367. Effects of public body’s notice ceasing to be in force
  368. 4Paragraph 4
  369. Lapse of public body’s notice
  370. 4AParagraph 4A
  371. Consultation
  372. 5Paragraph 5
  373. Schedule 5: Transitional Provisions
  374. Joint application to the Secretary of State for the determination of certain questions relating to building regulations
  375. 1Paragraph 1 Repealed
  376. The Clean Air Act 1956 and the Housing Act 1957
  377. 2Paragraph 2 Repealed
  378. Repeal and amendment of Acts etc.
  379. 3Paragraph 3
  380. 4Paragraph 4 Repealed
  381. 5Paragraph 5
  382. Schedule 6: Consequential Amendments
  383. The Restriction of Ribbon Development Act 1935
  384. 1Paragraph 1 Repealed
  385. The Public Health Act 1936
  386. 2Paragraph 2
  387. 3Paragraph 3
  388. The Atomic Energy Authority Act 1954
  389. 4Paragraph 4
  390. The Clean Air Act 1956
  391. 5Paragraph 5 Repealed
  392. The Housisng Act 1957
  393. 6Paragraph 6 Repealed
  394. The Radioactive Substances Act 1960
  395. 7Paragraph 7 Repealed
  396. The Public Health Act 1961
  397. 8Paragraph 8
  398. The London Government Act 1963
  399. 9Paragraph 9 Repealed
  400. 10Paragraph 10
  401. The Offices, Shops and Railway Premises Act 1963
  402. 11Paragraph 11
  403. The Faculty Jurisdiction Measure 1964
  404. 12Paragraph 12 Repealed
  405. The Fire Precautions Act 1971
  406. 13Paragraph 13
  407. The Local Government Act 1972
  408. 14Paragraph 14
  409. The Safety of Sports Grounds Act 1975
  410. 15Paragraph 15
  411. The Local Land Charges Act 1975
  412. 16Paragraph 16
  413. The Local Government (Miscellaneous Provisions) Act 1976
  414. 17Paragraph 17
  415. The Development of Rural Wales Act 1976
  416. 18Paragraph 18 Repealed
  417. The Interpretation Act 1978
  418. 19Paragraph 19
  419. The Highways Act 1980
  420. 20Paragraph 20
  421. 21Paragraph 21
  422. New Towns Act 1981
  423. 22Paragraph 22 Repealed
  424. The Public Health (Control of Disease) Act 1984
  425. 23Paragraph 23
  426. Schedule 7: Repeals