In Scotland, a building warrant is legal approval from the local authority to start building, altering, extending, converting, or demolishing a building. It ensures that plans meet the standards set out in the Building (Scotland) Regulations 2004. Whether a building warrant is required or not depends on the type of work to be carried out. A building warrant is required for things like:
- Building a new house, extension, garage, or outbuilding
- Converting a loft, garage, or basement into living space
- Altering internal layouts (e.g. removing load-bearing walls, changing room use)
- Installing new drainage or altering a water supply
- Structural changes (roof alterations, underpinning, steel beams, etc.)
- Demolishing a building (with some exceptions)
- Changes that affect fire safety, energy efficiency, or access
You do not normally need a building warrant for:
- Certain small detached sheds, greenhouses, or garages (within size limits)
- Decking, fences, and walls below specific height thresholds
- Internal alterations that don’t affect structure, services, or fire safety (like decorating, fitting kitchens/bathrooms without moving plumbing, or replacing doors/windows like-for-like)
- Some minor electrical and plumbing works (if they don’t impact safety systems)
Please note, even if a building warrant is not required, planning permission may still be needed.
Sparran can help with determining which planning and building standards requirements need to be met - read more here.