Building Warrants in Edinburgh: A Homeowner's Guide
If you are planning an extension, loft conversion or structural change in Edinburgh, you will hear two phrases again and again: planning permission and building warrant. They are not the same thing, and you often need both. This guide explains the building warrant side in plain terms.
What a building warrant is
A building warrant is the legal permission to start building work, or to convert or demolish a building, in Scotland. The City of Edinburgh Council describes it as just that, and checks applications against the standards set under the Building (Scotland) Act 2003 (City of Edinburgh Council, Building Standards FAQs).
Planning permission is about whether the development is acceptable in that place: how it looks, its effect on neighbours and the area. A building warrant is about whether it is built safely and properly: structure, fire safety, insulation, ventilation, drainage and accessibility.
When you need one
The Scottish Government's mygov.scot service lists work that needs a warrant, including (mygov.scot):
- building a new home
- extending your home
- building or removing load-bearing walls
- changing roofs, external walls or other structural elements
- converting a loft or garage into a room
- demolishing a building
Some smaller work is exempt, for example certain small detached outbuildings, but exemptions have conditions. If you are unsure, ask City of Edinburgh building standards before you start.
Why it matters
It is an offence to start building work that needs a warrant without one, and you can be fined. Unauthorised work also causes problems when you sell, because the buyer's solicitor will ask for warrants and completion certificates for alterations.
How to apply in Edinburgh
Applications are made online through the Scottish Government's eDevelopment (eBS) portal. You submit:
- the application form
- drawings showing the location and the work
- supporting information, such as structural calculations and energy details
- the fee, which is based on the value of the work
Plans do not have to be drawn by a professional, but they must be detailed enough to show compliance. In practice, most people use an architect, architectural technologist or building engineer as their agent.
What you get back
When the warrant is granted, you receive:
- the building warrant
- the approved plans
- your Construction Compliance and Notification Plan (CCNP)
The CCNP tells you when you must contact building standards during the work, and which stages they want to inspect. Missing a notification can cause delays at the end of the job, so your builder should plan around it from day one.
How long a warrant lasts
A building warrant is valid for three years from the date it is granted. If you will not finish in that time, tell building standards. If the design changes after the warrant is granted, you must apply for an amendment and get it approved before you build the change (mygov.scot).
Finishing: the completion certificate
When the work is finished, a completion certificate is submitted to the council confirming the work was built to the approved warrant. Building standards then decide whether to accept it, often after a final inspection. Only then is the process complete. Our guide to completion certificates, snagging and retention in Scotland covers the end of a project in more detail.
Who does what
- Your designer or agent usually prepares and submits the warrant application and deals with building standards' questions.
- Your structural engineer provides calculations and drawings for beams, foundations and other structural elements.
- Your builder builds to the approved drawings, follows the CCNP and collects the evidence needed for completion, such as photos of hidden work and installer certificates.
- You, as the owner, are responsible for making sure the warrant is in place and the completion certificate is submitted.
Common reasons for delay
- incomplete drawings or missing calculations
- changes made on site without an amendment
- missed CCNP notifications
- missing certificates at the end, such as electrical or drainage
Frequently asked questions
Do I need a building warrant for an extension in Edinburgh?
Yes. Extending your home needs a building warrant from the council before work starts, even if the extension does not need planning permission.
Do I need a warrant to remove an internal wall?
If the wall is load-bearing, yes. Even for non-load-bearing walls, changes that affect fire escape routes or ventilation can need one. Check with building standards.
How long does a building warrant last?
Three years from the date it is granted. Tell building standards if you will not finish in that time.
What is a CCNP?
The Construction Compliance and Notification Plan comes with your warrant. It lists the stages when you must notify building standards and which inspections they will carry out.
Can I change the design after the warrant is granted?
Yes, but you must apply for and get an amendment to the warrant before building the change.
Is a building warrant the same as planning permission?
No. Planning permission deals with whether the development is acceptable in that location. A building warrant deals with whether it meets building standards. Many projects need both.
Build it right first time
We build to the approved warrant and CCNP and keep the records you need for the completion certificate. Send us your drawings for a written price.