Apply and pay online for a building warrant.
Before you start
You need a building warrant before you can:
- construct a new building
- extend or alter an existing building such as a loft conversion
- demolish a building
- change the use of a building such as garage conversion
If the work involves structural design, your building warrant application must include either:
- structural calculations
- a certificate from approved certifier of design
Structural design work includes the use of steel frame, beams or roof structures.
We might need to work with some other organisations to assess some applications such as the Fire Authority, Scottish Water and SEPA.
How long is a building warrant valid for?
Building warrants are valid for 3 years.
Work you don't need a building warrant for
Some small domestic work doesn't need a building warrant as long as it meets building standards including:
- roof lights
- gas or oil fired boilers
- a replacement kitchen or bathroom
This isn't a complete list. This information is for guidance only for common situations.
Garages, sheds and other detached buildings
You don't need a building warrant for detached building that:
- is a single storey more that 8m² but less than 30m²
- is in the attached surrounding area of a house, flat or maisonette
- is over 1 metre of the existing house
- doesn't affect the existing house
Walls and fences
You don't a building warrant for walls up to 1.2 metres high or a fence up to 2 metres high.
You don't need a building warrant for timber decking up to 1.2 metres high from ground level to the floor of the deck.
If the decking is part of an access or escape route contact us for advice.
Starting work without a building warrant
You can't start work until we approve your building warrant.
It's an offence if you do start work before we approve your warrant. You can face legal action and a fine of up to £5,000.
You can also use eBuilding Standards Scotland's online calculator to find out building warrant fees.
You can use our extension checklist to check your plans before you submit your building warrant for an extension. It could help speed up the process by making sure you have everything you need.
How to pay
We no longer accept cheques. You can only make payments by debit or credit card.
We aim to respond to your application within 20 working days from when we validate your application and fee.
This timescale can vary due to:
- size and complexity of proposals
- quality of plans and information