This service is managed by Planning and Regulatory Services
Building Regulations
Overview
In Scotland, each local authority acts as Verifier, responsible for making sure that the construction, alteration, extension, demolition, and conversion of buildings protects the health, safety, welfare, and convenience of the people who use them.
Building Regulations set national standards covering areas such as structural stability, fire safety, drainage, and sound insulation. The design and construction of buildings, whether public or private, including houses, shops, leisure facilities, factories, and warehouses, must comply with the Building Standards (Scotland) Regulations 2004, as amended.
These standards are generally applied through the Building Warrant process. A Building Warrant may be needed if you intend to alter, extend, erect, demolish, or convert a structure.
Why the Council inspects your plans
The Building Standards function inspects plans for work that requires a Building Warrant, including the erection, change of use, alteration, or extension of a building, and demolition. This checks that the plans comply with the Building Regulations.
Once the Council is satisfied, a Building Warrant is issued. This is the legal permission to begin work, and it is valid for three years.
When a Building Warrant is not needed
A Building Warrant is not usually needed for work to a house where:
- There is no structural alteration to the property.
- The floor area of the property is not increased.
- The roof line of the building is not altered.
- The work does not change the waste water system.
Other examples include refitting a kitchen, replacing doors and windows, or installing a stairlift.
A detached building, such as a garage, store, or shed, with a floor area of up to 30 square metres, can be built without a warrant, provided it is at least one metre from the house and the boundary, and does not have a fixed combustion appliance.
Even where a warrant is not required, all work must still comply fully with the Building Regulations. If you are unsure whether your work is exempt, contact Building Standards for a written assessment.
How to apply for a Building Warrant
A Building Warrant application must be of a suitable standard. You will need:
- Two sets of scaled drawings and full project details for a home, or three sets for any other type of project.
- Details of building materials and construction methods.
- Plans showing the building's location and drainage layout.
- A completed application form and the appropriate fee, based on the estimated cost of works.
Application forms are available below.
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Building Warrant application forms
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Form a application for building warrant
This document contains an application form for a building warrant under the Building (Scotland) Act 2003. It covers applicant, owner, site, proposed work, building use, safety, planning and certification details, with guidance notes and annexes on conversions, approved certifiers and sustainability. It explains the drawings, plans, fee and other information needed, how to submit these to Orkney Islands Council, and the expected assessment timescale.
Please be aware that this summary has been generated using AI.
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Form b application for amendment of building warrant
This document contains an application form for amending a building warrant under the Building (Scotland) Act 2003. It asks for applicant, owner, warrant, building, proposed changes, work value and intended building use, plus details of approved design and construction certifiers. Annexes explain building conversions and certificate requirements, while notes cover submission, appeals, planning permission and the warrant’s validity.
Please be aware that this summary has been generated using AI.
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Completion certificate submission no bw obtained
This document contains a form for submitting a completion certificate when work needing a building warrant was carried out without one, under the Building (Scotland) Act 2003. It records details of the relevant person, owner, building, work, planning matters, notices, costs, certificates and continuing requirements. Guidance explains who must submit it, what supporting documents and fees are needed, and that the building can't normally be occupied until the certificate is accepted.
Please be aware that this summary has been generated using AI.
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Fees
Fee information is available on the Council Charges page.
Site inspections
Inspections at various stages of a building project make sure proper standards are maintained.
You must notify Building Standards when work starts on site, when drains are ready for inspection and testing, and when work is finished. Additional inspections are also recommended during the project.
A Construction Compliance and Notification Plan (CCNP) is issued with the Building Warrant. It sets out the inspections the Verifier plans to carry out at specific stages, and guides you on when to notify the Council. If the Council is not kept properly informed, this could result in a Completion Certificate Submission being refused.
Technical Handbooks and further guidance
The Domestic and Non-Domestic Technical Handbooks, and other guidance on the Building Regulations, can be viewed on the Scottish Government's Building Standards website, linked below.
Guidance on making a good quality Building Warrant application is also available.
Getting advice
The Regulations are updated from time to time, so if you are considering building work, contact Building Standards for advice before you start.
You can contact the team by:
Coming into the Council's reception desk in Kirkwall, 9:00am to 5:00pm, Monday to Friday, or by writing to:
Contacting Building Standards
Any advice given is based on the information you provide, and does not guarantee the outcome of a formal application.