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

One of the most common questions UK homeowners ask before starting a roof project is whether they need planning permission. The good news is that most roof replacements don't require it — but there are important exceptions you need to be aware of.

When You DON'T Need Planning Permission

A like-for-like roof replacement — where you're replacing the existing roof with the same or similar materials without changing the shape or height — generally falls under permitted development rights. This means you can proceed without applying for planning permission.

This covers:

• Replacing tiles with tiles of the same type and colour
• Replacing felt flat roofing with a modern equivalent
• Installing a new breathable membrane
• Replacing battens and minor timber repairs
• Ridge tile replacement

When You DO Need Planning Permission

You'll typically need planning permission if:

• You're changing the roof height — raising or lowering the roof line
• You're adding dormers — these change the external appearance
• You're changing the roof shape — e.g., from pitched to flat
• You're using very different materials — e.g., changing from slate to metal
• Your property is listed — you'll need listed building consent
• You're in a conservation area — additional restrictions apply
• Permitted development rights have been removed — check with your local council

Building Regulations

Even when planning permission isn't required, building regulations may apply. If you're re-roofing more than 25% of the roof area, you may need to comply with Part L (energy efficiency) regulations, which could mean adding insulation.

Your roofer should be able to handle building control notification if they're registered with a competent person scheme like Competent Roofer or NFRC.

How to Check

• Contact your local council's planning department
• Check the Planning Portal (planningportal.co.uk)
• Ask your roofer — experienced contractors will know the local requirements
• Consider a pre-application enquiry if your situation is complex