Do I Need Planning Permission for a New Roof UK?

Replacing or upgrading your roof is a major project — and naturally, one of the first things people ask is whether planning permission is required. In most cases, you do not need planning permission to replace a roof on a house in the UK, provided the work falls within permitted development rules. But there are exceptions, especially if you're changing the roof’s height, shape, or materials. Planning rules exist to protect neighbouring properties, street appearance, and the structural integrity of buildings. That means even simple roof work can trigger a need for approval in certain situations.

Can I Replace My Roof Without Planning Permission?

If you're doing a straightforward like-for-like replacement using similar materials, planning permission is usually not required. This applies whether you're fixing leaks, replacing tiles, or updating to more energy-efficient materials. As long as the roof maintains the same height and overall shape, and doesn't include dormers or skylights that alter the external profile, you’re generally safe under permitted development rights.

However, if you live in a conservation area, national park, or your home is a listed building, you may need planning permission or listed building consent even for basic roofing changes. Local planning authorities may have strict rules about the appearance and character of roofs in protected areas, and using non-traditional materials such as metal or uPVC tiles might be rejected.

When Would I Need Permission for a New Roof?

Planning permission becomes a factor if the roof work involves altering the height or pitch of the existing structure, or if you’re changing from a hipped roof to a gable. These types of alterations are seen as extensions under planning law, as they change the building’s silhouette. Adding a mansard roof or raising the ridge height can also require planning approval. You may also need permission if the new roof design impacts neighbours' access to light or overlooks nearby homes.

If you’re installing solar panels, roof lanterns, or large rooflights, these features may fall under permitted development but must still meet size and positioning rules. Anything that protrudes more than 150mm from the roof surface or goes beyond the highest point of the roof is likely to need permission. And if scaffolding or structural changes affect public roads or pavements, you may also need separate permits from your local authority.

Do I Need Building Regulations Approval for a New Roof?

Yes, regardless of whether planning permission is required, all roof replacements or significant repairs must comply with UK Building Regulations. These regulations cover structural safety, fire resistance, insulation, ventilation, and drainage. For example, if you're replacing more than 25% of the roof area, the work must meet current energy efficiency standards, which often means upgrading insulation.

The work must be carried out by a contractor registered with a competent persons scheme, or you’ll need to apply for building control approval through your local council. If you skip this step, you risk enforcement action, insurance issues, and problems when selling the property. MJ Electrical can also assist if roof works involve moving electrical cables, lighting, or installing roof-mounted solar systems.

What If I Live in a Conservation Area or Have a Listed Building?

If your home is in a conservation area, you may need to apply for planning permission before replacing or altering the roof. Local authorities are especially concerned about preserving the character of the area, so using traditional materials and keeping the original roof shape is often required.

For listed buildings, you’ll need listed building consent before carrying out any roofing work. Even internal roof alterations could require approval if they affect the structure’s character. Failure to obtain consent can lead to legal action, and it is a criminal offence to alter a listed building without permission.

Can a New Roof Add Value to My Property?

A well-installed, energy-efficient roof can significantly boost your home's resale value and energy performance. Buyers look favourably on properties with new roofs, especially when proper documentation is in place. A roof upgrade also opens the door to additional features like solar PV systems, smart ventilation, or lighting upgrades — services MJ Electrical can support as part of a full home efficiency improvement project.

However, to protect your investment, all changes should be fully compliant with both planning rules and building control. Keeping a record of approvals, warranties, and certificates will smooth future property sales and insurance claims.

Roof Alterations Can Affect More Than Just Appearance

If your new roof changes the shape or size of the structure — even slightly — you may impact drainage, guttering boundaries, or how water runs off into neighbouring properties. If this happens and causes damage, you could be liable. Planning departments also look at these factors when considering roof changes that alter the building's footprint or elevation.

Different Rules for Flats and Maisonettes

If your property is a flat or maisonette, permitted development rights do not apply. This means you always need planning permission for any external roof work, even a straightforward replacement. If MJ Electrical is working with landlords or managing agents, it’s worth flagging this.

Structural Changes May Require a Survey

If you're switching from a heavy tiled roof to a lighter material (like metal or fibreglass), or vice versa, this can change the load dynamics of your home’s structure. A structural engineer may need to assess whether your roof timbers can support the new design. Building control can also request this during the approval process.