The UK Rules
Renewing and Replacing Roof Coverings

Replacing Roof Tiles Building Regulations

This article explains basic Building Regulations approval for replacing damaged roof tiles. As a rule, it will require planning permission from the local council.

Consumer Rights are Not 'Automatic'

As with many older properties, parts of the roof section will need replacing or repairing. This is typical for roof coverings on most existing buildings.

But, property owners do not always have automatic rights for replacing roof tiles. The work is often subject to Building Regulations approval.

This is especially true if external work would change the appearance of the property. In most cases, replacement of roof tiles should be 'like-for-like'. These restrictions mean using roof tiles of the same colour and style.

Properties housed in conservation areas, and listed buildings, are subject to restrictive planning laws and stringent regulations. These types of buildings must remain in keeping with the local area.

Planning Authority Enforcement

Planning authorities often enforce some control on renovations and repairs. This happens most when replacing roof tiles is going to affect the final appearance.

Owners of listed buildings must make a formal planning application. They need to receive approval before they undertake any roofing work on the property.

Planning authorities also have the power to restrict permitted development rights by issuing 'Article 4 directions'. This is according to the Town and Country Planning Order 1995.

Some circumstances allow the owner to carry out roof tile replacements without planning permission. But, the rights get withdrawn in cases such as these.

Replacing Roof Tiles Building RegulationsThe property owner would then need to seek approval from the relevant planning authority before any re-roofing or alterations take place.

Related News: Consumer rights for trimming overhanging trees.

Replacing Flat Roof Tiles

Repairing or replacing roof tiles to flats roof does not always need application for approval under the Building Regulations.

But, there could be issues if you need to replace integral insulation. In this case, the 'thermal element' of the structure may need upgrading.

The aim is to reduce the amount of heat lost from the original insulation during the new upgrade.

Replacing Pitch Roof Coverings

Existing roof coverings sometimes get replaced with a different material than the original. An example would be replacing a slate roof with concrete tiles.

In this case, approval under the Building Regulations could be a requirement. One reason is to ensure the replacement roof will be adequate in structural stability.

It is most applicable where replacement tiles would be a lot lighter or heavier than the original covering. This could mean making some modification and strengthening to the roof structure. It also ensures that the new house roof meets the rules of fire safety and energy efficiency.

Energy Efficiency

The roof of a building gets defined as a thermal element. Thus, any work carried out to re-cover a roof should also include making reasonable improvements to its thermal insulation properties.


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Rules on Trimming Overhanging Trees: Regulations for cutting your neighbour's encroaching tree.

Replacing Roof Tiles: Rules for Replacement Roofing in the United Kingdom