Can you sell a house without a building regulation certificate?Â
Absolutely, but it’s rarely straightforward and can feel like a real headache—especially if you’re already stressed about moving. Many homeowners find themselves in this situation, whether it’s because a previous owner didn’t get the right paperwork for an extension, loft conversion, or conservatory, or because a builder skipped the process altogether. If you’re facing this, you’re not alone, and there are practical ways forward.
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Can You Sell a House Without Building Regulations?
Yes, you can sell a house without building regulations approval, but expect a few bumps along the way. Most buyers, their solicitors, and mortgage lenders will want to see certificates for major works. If you don’t have them, you’ll need to be upfront and ready to offer solutions.
Here’s a quick comparison of your main options if you’re missing a certificate:
| Option | What It Involves | Pros | Cons |
|---|---|---|---|
| Indemnity Insurance | A one-off policy to protect buyer/lender from council enforcement | Quick, relatively cheap, often accepted | Invalid if council is contacted, doesn’t fix the issue |
| Regularisation Certificate | Retrospective inspection by local authority, may require opening up works | Certifies work meets standards if passed | Can be costly, disruptive, not always possible |
| Negotiation/Price Reduction | Agreeing a lower price to reflect the risk or cost to the buyer | Can speed up sale, appeals to cash buyers | Reduces your sale proceeds |
| Wait for Building Regulations 10 Year Rule | If the work is over 10 years old, enforcement is unlikely under new rules | No action needed after 10 years | Only applies to older works, not a quick fix |
What Happens If There’s No Building Regulations Completion Certificate?
If you don’t have a certificate, buyers may:
Ask for indemnity insurance to cover the risk of enforcement action.
Request a regularisation certificate, which means the council will inspect the work (and you may need to open up walls or ceilings).
Negotiate a lower price to cover the risk or cost of future remedial work.
Pull out of the sale if they’re not comfortable with the risk.
Indemnity Insurance: A Common Solution
Indemnity insurance is often the quickest fix. It’s a one-off policy (usually costing between £100–£300) that protects the buyer and their lender if the council ever takes enforcement action. However, it’s only available if the council hasn’t already been contacted about the missing certificate. If you or your buyer have already spoken to the council, this option is off the table.
Regularisation: Retrospective Approval
If you want to “make it right,” you can apply for a regularisation certificate. The local authority will inspect the work, and if it meets current standards, they’ll issue a certificate. If not, you’ll need to carry out remedial work, which can be costly and disruptive. This is often the best long-term solution, but it’s not always quick or easy.
The Building Regulations 10 Year Rule
From April 2024, the building regulations 10 year rule means that if unauthorised works have been in place for over a decade, you’re generally safe from enforcement action. This can be a relief if you’ve inherited a property with old alterations, but it doesn’t guarantee peace of mind for buyers or lenders, who may still want some form of reassurance.
How to Get a Copy of a Building Regulations Certificate?
If you think a certificate exists but you’ve lost it, contact your local council’s building control department or the private Approved Inspector who signed off the work. They can often provide a copy for a small fee.
What happens if no building regulations approval?
If you don’t have approval, the council could, in theory, take enforcement action—especially if the work is unsafe. In practice, this is rare for older works, but it can still cause problems when selling.
Do I need building regulations approval for all works?
Not always. Some minor works, like certain conservatories or small repairs, don’t need approval. But major changes—like removing an internal wall, a loft conversion, or an extension—almost always do.
My builder did not get building regs—what now?
You can apply for retrospective approval (regularisation) or arrange indemnity insurance if the council hasn’t been contacted. If the work is unsafe, you may need to put it right.
Can you sell a house without a gas safety certificate?
While not a legal requirement for selling, it’s highly recommended—especially if you’re a landlord. Buyers will want reassurance that gas appliances are safe.
Do I need retrospective planning permission after 10 years?
Under the new 10 year rule, if the work has been in place for over a decade, you’re generally protected from enforcement, but this doesn’t always satisfy buyers or lenders.
Can neighbours object to a lawful development certificate?
Neighbours can raise concerns during the application process, but if you can prove the work has been in place for the required period, objections are less likely to succeed.
Do you need building regs to remove an internal wall?
Yes, if the wall is load-bearing or affects fire safety, you’ll need building regulations approval.
How long can lack of building regulations be enforced?
Lack of enforcement of building regulations takes place when a local authority issues a Section 36 notice. The owners must either dismantle the structure in question or do whatever is necessary to meet building regulations.
The local authority must serve Section 36 within one year of the work being completed.
After this period has elapsed, they can apply to a court for an injunction. If this is granted, the premises or the part affected by the works cannot be used. However, this has yet to be tested as no local authority has ever requested this type of injunction.
Can you sell a property without building regulations?
Selling your property can be a real pickle. Estate agents often promise the world, but deliver a postage stamp. You’re left waiting for months, enduring endless viewings, and dealing with tyre-kickers who vanish when it’s time to sign on the dotted line. Auctions might seem like a quick fix, but they’re a gamble at best. You could end up selling for a song or, worse yet, not selling at all.
At Property Saviour, we offer a refreshingly different approach. We’re genuine cash buyers, which means no faffing about with banks or bridging loans. We don’t send round estate agents masquerading as valuers, and we certainly don’t play games with the price. What we offer is what you get – no ifs, no buts. We’ll even chip in ÂŁ1,500 towards your legal fees to sweeten the deal.
Why not give us a ring? Our team is on hand to chat about your property and how we can help you move forward. We’re not just here to buy your house; we’re here to solve your property puzzle. So, pick up the phone and let’s have a natter. It could be the most profitable call you make this year.
Sell with certainty & speed
Property Saviour Price Promise
- The price we’ll offer is the price that you will receive with no hidden deductions.
- Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
- These valuations or surveys result in delays and price reductions later on.
- We are cash buyers. There are no surveys.
- We always provide proof of funds with every formal offer issued.
We'll Pay ÂŁ1,500 Towards Your Legal Fees
- No long exclusivity agreement to sign because we are the buyers.
- You are welcome to use your own solicitor.Â
- If you don’t have one, we can ask our solicitors for recommendations.
- We share our solicitor’s details and issue a Memorandum of Sale.Â
Sell With Certainty & Speed
- Our approach is transparent and ethical, which is why sellers trust us.
- 100% Discretion guaranteed.Â
- If you have another buyer, you can put us in a contracts race to see who completes first.
- Complete in 10 days or at a timescale that works for you. You are in control.
