Do You Need Planning Permission for a New Roof in the UK?

If you’re planning to replace or repair your roof, you may be wondering about the legal side of things. Do you need planning permission? What if you’re changing the roof shape or materials? And what happens if you don’t follow the rules?

At Roofing Newcastle, we get asked these questions every week. The good news is that for most roofing jobs, you don’t need to worry about planning permission. But there are exceptions. And getting it wrong can lead to fines, delays, or having to undo the work.

This guide will help you understand when permission is needed, what the alternatives are, and how to make sure your roofing project stays within the rules.

Most Roof Replacements Don’t Require Planning Permission

In most cases, re-roofing your home falls under what’s called permitted development. That means you’re allowed to carry out the work without applying for planning permission.

Here’s when permission is generally not needed:

• You’re using similar materials to the existing roof
• The shape and height of the roof won’t change
• The house is not in a conservation area or listed
• The roof works are for maintenance or repair

This means that if you’re replacing old tiles with new ones of a similar style, or simply fixing damaged sections, you can usually go ahead without formal approval.

At Roofing Newcastle, we always aim to match the appearance and pitch of the original roof where possible. This keeps things simple and avoids delays.

When You Do Need Planning Permission

There are certain situations where planning permission is required. These usually involve significant changes to the structure or appearance of your roof.

1. Changing the roof shape or height

If your project involves raising the roof height, altering the roof line, or adding new gables or dormers, you’ll likely need permission.

For example:

• Converting a pitched roof into a flat roof
• Extending the roof to create extra space
• Installing a large dormer on the front of the house

Even if the change seems small, altering the shape can impact neighbours and street views. Councils need to assess the impact before allowing the work.

2. Installing rooflights or dormers

Adding rooflights or dormer windows may require permission, especially if:

• They face the road
• They alter the roof’s silhouette
• They are above a certain height

As a rule, you can install rooflights under permitted development if they project less than 150mm from the roof surface and do not sit higher than the highest part of the roof.

Dormers at the back of the house are often allowed, but front-facing ones usually need approval.

3. Your home is in a conservation area

If your home is in a conservation area, national park, or area of outstanding natural beauty, special rules apply.

These areas are protected to preserve historical character and natural landscapes. Any changes that affect the appearance of the property may require consent.

Replacing your roof with modern tiles or altering traditional details might not be allowed without permission. Local planning authorities will expect the new roof to closely match the existing one in style and materials.

At Roofing Newcastle, we’ve worked on properties in several conservation areas and can advise you on the best approach.

4. Your house is listed

If your property is listed, the rules are even stricter. You’ll need listed building consent for any changes, even for small maintenance tasks.

This includes:

• Replacing tiles or slates
• Altering flashing or gutters
• Changing insulation beneath the roof

Failure to obtain listed building consent is a criminal offence, so it’s essential to speak to your local planning authority before starting any work.

What About Flat Roofs or Extensions?

If you’re adding a flat roof extension, a garage roof, or changing the roof on an outbuilding, you might need planning permission depending on the size and location.

Outbuildings and extensions often fall under permitted development, but only if:

• The new structure is no higher than 4 metres
• It does not cover more than half the garden
• It’s not forward of the main house wall

If you’re unsure, it’s always better to ask your council or check the Planning Portal website for the latest rules.

What Is Building Regulations Approval?

Planning permission and building regulations are two different things.

Even if you don’t need planning permission, your roofing project must still comply with building regulations. These rules ensure the structure is safe, energy-efficient, and properly ventilated.

Building regulations cover things like:

• Roof structure strength
• Fire safety and spread of flame
• Insulation and energy performance
• Ventilation of roof and loft spaces
• Drainage and rainwater handling

At Roofing Newcastle, we notify building control when required and work to current UK regulations on every job. If your roofer doesn’t follow these standards, you could face fines or problems when selling your home.

How to Find Out If You Need Permission

If you’re not sure whether your project requires planning permission, follow these steps.

1. Check the Planning Portal

The UK Government’s Planning Portal has clear guidance on roof works, extensions, and building regulations. It’s a great starting point.

Visit www.planningportal.co.uk and look under the “Roof” section in the home improvement projects area.

2. Speak to your local planning authority

Contact the planning department of your local council. They can advise based on your exact location, house type, and proposed work.

Many councils also offer pre-application advice, which can be helpful for more complex jobs.

3. Ask your roofer

Experienced roofing contractors like Roofing Newcastle will be familiar with local planning rules and can often spot early signs that permission might be needed.

We always advise customers upfront if we believe extra steps are required.

What Happens if You Ignore the Rules?

If you carry out roof work that requires planning permission or listed building consent and you don’t get it, your council can issue an enforcement notice.

This means you may have to:

• Submit a retrospective planning application
• Undo the work entirely
• Pay fines or legal costs

It can also affect your ability to sell or insure the property. Mortgage lenders and surveyors often ask for proof of permission or compliance certificates during the sales process.

It’s always best to get it right the first time.

Do You Need to Tell the Council for a Simple Re-roof?

For straightforward re-roofing with no structural changes, you don’t normally need to notify the council in advance. However, if the work affects more than 25 percent of the roof area or involves insulation upgrades, building control should be informed.

In many areas, your roofer can do this on your behalf through a Competent Person Scheme like NFRC or CompetentRoofer.

Summary: When Is Planning Permission Needed?

Here’s a quick checklist:

You probably don’t need permission if:

• You’re replacing tiles with similar ones
• There are no changes to shape or height
• The home is not listed or in a conservation area

You may need permission if:

• You’re raising the roof or altering its shape
• Adding large dormers or rooflights
• You live in a conservation area
• Your property is listed

When in doubt, speak to your roofer and contact your local council. It’s always better to check in advance.

Final Thoughts

Planning a new roof doesn’t need to be stressful. In most cases, you can go ahead without needing formal planning permission. But it’s important to know the exceptions, especially if your home has historical or architectural importance.

At Roofing Newcastle, we help our customers navigate all the legal requirements before we start. If permission or consent is needed, we’ll point you in the right direction and support you through the process.

Thinking about replacing your roof? Get in touch for a free quote and friendly, local advice. We’ll help you stay compliant and make the process simple from start to finish.