What permission is required?
If the building is a listed building or is located in a conservation area a listed building consent and planning application may be required if the proposed roof covering is different to the original covering.
Otherwise, an application will be required under the Building Regulations if the proposed covering is significantly heavier or lighter than the original covering. Our interpretation of the Regulations is that if the proposed covering is more than 10% heavier or lighter than the original covering, this is a structural alteration and an application is required.
Therefore, a Building Regulations application will be required for the recovering of most pitched roofs, irrespective of the use of the building, unless it involves buildings exempt from control under the said Regulations.
This guidance note is predominantly about the recovering of pitched roofs. The recovering of flat roofs does not normally require an application unless the loading on the roof structure is to be increased significantly, such as by providing machine plant or a garden on the roof.
Other points to bear in mind?
- If the existing roof structure is barely adequate, bear in mind that it will need to be strengthened significantly before being able to take the loading of a roof covering heavier than the original one (e.g. if a natural slate covering is being replaced by a concrete tiles). There are lighter roof coverings available such as artificial slate and lightweight (metal) tile sheets, which could be used.
- An application is not required for replacing fixings or flashings nor is one required for the provision of a sarking layer such as felt.
- The condition of roof timbers and the fixing of timbers to wall plates should be assessed prior to recovering, as remedial works may be required.
- Only corrosion resistant fixings should be used to fix slate or tile to battens.
- Tiling battens should be treated, e.g. tanalised, to resist decay.
- When a roof is being repaired or recovered, one should ensure that it is adequately ventilated to prevent condensation occurring.
- It is likely that additional vents will be required when a sarking layer is to be provided, where it did not previously have one and when a roof is being insulated where previously it was not, additional vents may be required.
- Roofs are the element of buildings that lose most heat if they have not been properly insulated. When a roof is being recovered, it is the ideal time to provide additional insulation. A well insulated roof should reduce heating bills. Photovoltaic cells can now be provided as part of the roof covering.
- This guidance applies to all buildings and parts of buildings not exempt from control under the Building Regulations.
This information was correct at the time of writing (September 2004).
Contact us
Building Control
Environment and Regeneration
Waltham Forest Council
Sycamore House
Forest Road
London E17 4JF
Tel 020 8496 3000
Email building.control@walthamforest.gov.uk
