Commercial Refurbishment: Building Regulations, Fire Safety and Approvals

A commercial refurbishment looks straightforward on paper, but it often triggers several separate approval processes at once. Building Regulations, fire safety law, asbestos duties, health and safety notifications and the landlord's own consent all apply in different ways, and getting the sequence wrong is one of the most common causes of delay. This guide sets out what typically needs approval and how to plan around it.

When Building Regulations Apply

Building Regulations apply to many refurbishment works, not just new construction. Structural alterations, changes to fire protection and escape routes, new or altered drainage, changes to ventilation and heating, accessibility improvements and the creation of additional floor area are common triggers. A change of use can also bring the whole building under review. The main areas to consider include structure, fire safety, sound, ventilation, energy efficiency and access, and the requirements depend on the scope of the works.

For work to premises covered by the Fire Safety Order, a full plans application is normally required rather than a building notice, so allow time for approval before work starts. Applications go to local authority building control or a registered building control approver.

Fire Safety Beyond Building Regulations

Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person for commercial premises must carry out and keep up to date a fire risk assessment. A refurbishment changes the assumptions behind that assessment, so it should be reviewed as part of the design and again before the building is reoccupied. Compartmentation, detection, alarm, emergency lighting and escape routes need to be considered together, not as separate packages.

Other Approvals to Plan For

• Planning permission, where the work involves a change of use, external alterations or changes to a listed building or conservation area.

• Landlord consent and a licence for alterations where the property is leased.

• An asbestos refurbishment survey before work begins in any building that may contain asbestos, as required by the Control of Asbestos Regulations.

• CDM 2015 duties, including the appointment of a principal designer and principal contractor, and F10 notification for larger projects.

• Party wall notices where work affects a shared wall, boundary or neighbouring structure.

Sequencing the Process

The order matters. Surveys and the asbestos assessment come first, because their results affect the design. Landlord consent and planning follow, then Building Regulations approval, and only then should the programme commit to start dates and long-lead items. Approvals that run in parallel need one party to coordinate them, otherwise a decision in one area quietly undermines another.

Managing It as a Single Programme

Berati Construction manages commercial refurbishments as a single coordinated programme, with accreditations including ConstructionLine Gold, CHAS and SSIP, and more than 30 years of experience on live London sites. We can help clients understand which approvals their project needs and in what order. This article is general guidance, and requirements vary by building and scheme, so always confirm specifics with the relevant authority.

Read more about commercial fit-out and refurbishment in London and refurbishing commercial property to attract tenants. You can also explore our services or contact us to discuss your building.