In most cases, no. In England, work to the roof of a house that does not materially change how it looks, such as repairs or re-roofing in similar materials, usually does not need planning permission. You are more likely to need permission if you change the roof's shape, height or materials, add dormers or certain roof windows, live in a flat or maisonette, or your home is in a conservation area, is listed or is covered by an Article 4 direction. If in doubt, check with your local council.
Planning permission is only one set of rules. Building regulations are separate, and most re-roofing jobs do need to meet them. We cover that in our guide to building regulations when you re-roof.
Work that usually does not need planning permission
- Repairing a roof: refixing slipped tiles, replacing broken slates, repointing ridges, renewing flashings
- Replacing the roof covering with materials that look similar, such as concrete tiles for concrete tiles
- Replacing a flat roof covering on a garage or extension without changing its height or shape
- Replacing gutters, fascias and soffits in a similar style
These are allowed because they do not materially affect the outside appearance of the house.
Roof windows (rooflights)
Adding roof windows to a house is usually allowed under "permitted development" as long as:
- they do not stick out more than 150mm from the roof slope
- they are no higher than the highest part of the existing roof
- any side-facing windows are obscure-glazed, and if they open, the opening part is at least 1.7m above the floor of the room
These rights do not apply to flats or buildings containing flats, and councils can remove them in some areas.
Dormers and loft conversions
Many dormers can be built without planning permission, but there are strict limits. Under permitted development in England:
- the extra roof space must not exceed 40 cubic metres for terraced houses, or 50 cubic metres for other houses, including any earlier additions
- it must not extend beyond the roof slope on the front of the house where it faces a road
- it must not be higher than the highest part of the existing roof
- materials must look similar to the existing house
- it should, where practical, be set back at least 20cm from the original eaves
- side-facing windows must be obscure-glazed, and any opening part at least 1.7m above the floor
- balconies, verandas and raised platforms are not allowed
Dormers under permitted development are not allowed at all on homes in conservation areas and other designated land.
When you are more likely to need permission
- Changing materials so the roof looks different, for example swapping slate for concrete tiles
- Raising the roof or changing its shape, such as turning a hip into a gable beyond the permitted development limits
- Turning a flat roof into a balcony or roof terrace: balconies and raised platforms often need permission, although a Juliet balcony with no platform usually does not
- Flats and maisonettes, which do not have the same permitted development rights as houses
- Conservation areas, listed buildings and Article 4 directions (see below)
- Newer estates where permitted development rights have been removed by a planning condition
If you want certainty, you can apply to your council for a Lawful Development Certificate, which confirms the work does not need planning permission.
Conservation areas, listed buildings and Article 4 directions
In a conservation area, the rules are tighter. Changing roof materials or adding roof windows may need permission, especially where an Article 4 direction has removed some permitted development rights. Listed buildings are different again: most roof work beyond small like-for-like repairs needs listed building consent, and doing unauthorised work to a listed building is a criminal offence. Our guide to roofing in a conservation area or on a listed building explains this in more detail.
Other permissions to think about
- Building regulations apply to most re-roofing, even when planning permission does not.
- Party walls: if work involves cutting into or raising a shared wall, such as inserting a flashing into a neighbour's wall, the Party Wall etc. Act 1996 usually requires you to give notice to your neighbour first.
- Bats: all bat species and their roosts are protected by law. Repairing or replacing a roof can affect them, so if you think bats use your roof, get advice before work starts.
In Essex, Hertfordshire and Cambridgeshire
Local rules vary a lot across the three counties, which is why we check before we quote.
- Chelmsford has 26 conservation areas, including Chelmsford Central, Moulsham Street and the West End. Changing slate for concrete tiles, or adding roof windows on the front, may need permission there.
- In Harlow, Churchgate Street has an Article 4 direction, so some changes to homes there need planning permission.
- Rayleigh town centre is a conservation area with an Article 4 direction, which means changing roof materials may need permission.
- In Welwyn Garden City, much of the original garden city is a conservation area and many homes are also covered by the Estate Management Scheme, so roof materials, roof windows and dormers often need consent.
- Letchworth Garden City has similar controls through its conservation area and the Heritage Foundation's Scheme of Management.
- In Cambourne, some newer estates have had their usual permitted development rights removed, so roof windows, dormers or extensions may need permission.
How First4Roofcare can help
Before we quote, we check whether your home is in a conservation area, is listed or has had permitted development rights removed, and we tell you if you need to speak to the council. Whether you need a new roof or roof repairs, book a free survey and we will talk you through what applies to your home.