Building Warrants FAQs

A Building Warrant is legal permission to start building work, or to convert or demolish a building. Apply to Building Standards, who act as Verifier for Orkney, either yourself or through an agent such as an architect. You do not need to inform neighbours, and they have no right to object.

Scaled plans showing the location and nature of the work, materials to be used, room sizes, and drainage details.

Yes, based on the estimated value of the work. It is not refundable. There is no fee for work solely benefiting a disabled occupant. A discount applies if you use an Approved Certifier of Design.

Your application is checked against the Building Regulations. If it does not comply, you can amend your plans. Once it complies, the Warrant is granted.

A Warrant is valid for three years. You must tell the Verifier when work starts, at key stages, and when it is complete. Any change from the approved plans needs a formal amendment. On completion, you must submit a Completion Certificate, which the Verifier must accept or reject within 14 days.

Starting work without a required Warrant, or occupying a building before its Completion Certificate is accepted, are offences. A fine of up to £5,000 can apply.

A specific change of use, for example a loft or garage becoming a bedroom. A Building Warrant is required even if no building work is carried out.

No. Some minor domestic work is exempt, provided it still meets the Building Regulations, for example small garden buildings under a set size, or like for like repairs. 

The full list is in the Exempt Works, Domestic leaflet, on the Building Standards advice page.

Search the Public Register.

You can apply for a Building Warrant at any time before a Completion Certificate is accepted. This does not remove the fact that an offence was committed. Your application must meet current standards, and a higher fee applies.

Someone with Government approval to confirm that part of a design or construction complies with the Building Regulations. Using one can mean a faster application and a fee discount.