This page should allow you to determine if you require a building warrant for your proposed works
The Scottish Government technical guidance for both Domestic and Non-Domestic properties is complex and it is suggested that you obtain the services of a construction professional such as surveyor /architect or similar to assist in determining whether or not a building warrant is required. You can submit a building warrant online using e-building standards.
The Customer Journey[982KB] explains the building standards system to anyone making home improvements or starting building work.
On this page find general information on works that:
will require a building warrant and
any work that can be undertaken to a house without needing a building warrant. (Please note this does not apply if you live in a flat, maisonette or a house over two storey's in height).
If a building warrant is not required for your proposals West Lothian Council, as verifier will not inspect the works.
It is not the responsibility of Building Standards (West Lothian Council) to determine whether a building warrant is required. This determination should be taken by the building owner and if required, in consultation with other building professionals.
From the 1st of April 2016 we can provide a service to confirm if proposed or completed works requires a warrant and where appropriate complies with the building regulations. Letter of comfort
It is important that you read this guidance carefully such is the complexity of the technical standards.
[Please remember the rules relating to planning approval differ from building standards so please don't assume planning consent is not required.]
You would require a building warrant for the works described below. Please bear in mind this list is not exhaustive
Converting your existing garage into a room
Removing your existing conservatory roof and replacing it with a solid roof
Work to an external wall of the house to install a door or window (not a straight replacement of an existing door or window)
Increasing or reducing the opening size of a door/window opening in an external wall
Converting my attic space into a room
Converting my attic space into storage room (altering roof timbers, altering loft hatch)
Installing a rooflight where you will be altering the roof timbers/trusses
Altering/removing loadbearing internal walls (these can be timber construction as well as masonry)
Forming a door opening between your house and attached garage
Installing external wall insulation to your property.
If you propose to build any of the following single storey buildings, within the curtilage of your house, you will not, subject to the specified conditions, require a building warrant. Separate rules apply if you stay in a flat, see heading below
a garage
garden hut or store
a building used for keeping animals, birds or other livestock for domestic purposes
a carport or a covered area
a greenhouse
a summerhouse
a swimming pool cover
an underground or substantially underground air raid shelter
Specified Conditions
The following conditions apply to both the detached and attached buildings listed above.
In the case of detached buildings 1,2 and 3 above, the proposed building must be at least one metre from the boundary unless it is located more than one metre from the house.
The area of the proposed building must not exceed 30m2 or in the case of a porch and conservatory 8m2
The proposed building must not contain a flue or a combustion appliance i.e. a stove, boiler, etc.
The proposed building must not contain sanitary accommodation i.e. bathroom, shower-room, wc, etc.
In the case of a porch or a conservatory, it must be at least one metre from the boundary
If the building is over 8m2, it must be constructed to comply with the building regulations
If you propose to build any of the following single storey buildings attached to your house, you will not, subject to the specified conditions, require a building warrant. Separate rules apply if you stay in a flat, see heading below
a conservatory
a porch
a greenhouse
a carport or a covered area
Specified Conditions
The following conditions apply to both the detached and attached buildings listed above.
In the case of detached buildings 1,2 and 3 above, the proposed building must be at least one metre from the boundary unless it is located more than one metre from the house.
The area of the proposed building must not exceed 30m2 or in the case of a porch and conservatory 8m2
The proposed building must not contain a flue or a combustion appliance i.e. a stove, boiler, etc.
The proposed building must not contain sanitary accommodation i.e. bathroom, shower-room, wc, etc.
In the case of a porch or a conservatory, it must be at least one metre from the boundary
If the building is over 8m2, it must be constructed to comply with the building regulations
If you propose to build any single storey building, next to a flat or maisonette, you will not, subject to the following specified conditions, require a building warrant.
The building must not have an area of more than 30m2
The building must be at least 3m from the flat or maisonette or any other part of the building containing the flat or maisonette
The proposed building must not contain a flue or a combustion appliance i.e. a stove, boiler, etc.
The proposed building must not contain sanitary accommodation i.e. bathroom, shower-room, wc, etc.
If the building is in excess of 8m2, it must be constructed to comply with the building regulations
A building warrant is not required for alterations within a house (not a flat or maisonette) subject to the following conditions:
The floor area of the house is not increased
There must be no alteration to an external wall, a separating wall, a loadbearing wall, the roof or any other element of structure
The house being altered must have no more than 2 storeys.
A building warrant is not required for the installation of solar or PV panels on the roof of a single or two storey house provided that the existing roof structure is capable of taking the additional loading. If however the roof structure does require strengthening then a building warrant is required.
You do not require a building warrant to carry out the following
A wall, provided it is not more than 1.2 metres in height
A fence, provided it is not greater than 2 metres in height
General repair work to replace, by material of the same general type, defective render, cladding linings or coverings or involving the replacement of a fixture or appliance, by another of the same general type
Fitting a stairlift within a dwelling
Work external to, but immediately adjoining the house (e.g. patio, decking, steps or ramp)
Small penetrations through the external walls or roof (e.g. balanced flue from a boiler, sanitary pipework, mechanical extract ducts or pipe vents)
Small attachments to the external walls (e.g.canopies, micro-renewables)
Erection, demolition or alteration of non-loadbearing partitions
Electrical work
An en-suite bathroom or shower room (including associated drainage)
A central heating system.
A building warrant is required for all alterations to flats and maisonettes.
