In England and Wales, section 80 of the Building Act 1984 requires a person to give the local authority notice of intended demolition of most buildings, but it exempts the demolition of a conservatory that forms part of a larger building and of buildings of not more than 1,750 cubic feet; separately, the Planning Portal says permission or prior approval may be required to demolish a building, with extra restrictions in conservation areas.

When a demolition notice is needed

Section 80 of the Building Act 1984, marked on legislation.gov.uk as applying to England and Wales, applies to any demolition of the whole or part of a building. A person must not begin a demolition to which it applies unless they have given the local authority notice of their intention and either the authority has given a notice under section 81 or the “relevant period” has expired. The relevant period is six weeks from the giving of the notice, or a longer period allowed in writing by the person giving it. The notice must specify the building and the works, and a copy must go to the occupier of any adjacent building, the gas supplier and the electricity supplier. Contravening the section is an offence punishable on summary conviction by a fine not exceeding level 4 on the standard scale.

The exemption for a conservatory

Section 80(1)(b) lists exceptions. They include the demolition of an internal part of an occupied building that will stay occupied, and the demolition of a building with a cubic content, measured externally, of not more than 1,750 cubic feet. Sub-paragraph (ii) adds that where a greenhouse, conservatory, shed or prefabricated garage forms part of a larger building, the exception applies to demolition of that greenhouse, conservatory, shed or prefabricated garage. On the wording, removing a conservatory that is attached to a house is therefore outside the section 80 notice requirement. Whether a particular structure counts as “part of a larger building” is a question of fact, so a large or free-standing structure should be checked with the council’s building control team.

What a council can require if a notice applies

Where notice is required, the local authority can give a notice under section 81 within the relevant period, and section 82 lists what it may require. That includes shoring up an adjacent building, weatherproofing surfaces of an adjacent building exposed by the demolition, repairing damage to an adjacent building, removing material and rubbish, disconnecting and sealing drains, arranging disconnection of gas, electricity and water with the statutory undertakers, and taking steps for the protection of the public and the condition in which the site is left. Even where the notice is not needed, these are sensible topics to agree with the contractor for a conservatory that adjoins a neighbour’s wall.

Planning permission and prior approval

The exemption from the Building Act notice does not answer the planning question. The Planning Portal says permission or “prior approval” may be required to demolish a building, depending on factors including the type and size of the building and where it is located, and advises asking the local planning authority before starting work to avoid the risk of legal action. It lists situations that need specific permissions, including demolition in a conservation area, which requires an application for planning permission for relevant demolition unless certain criteria are met, and demolition of listed buildings, which is covered by different legislation. It adds that permitted development rights do not apply in certain circumstances, such as where the land is the subject of planning permission for its redevelopment. Our guide to conservatories in conservation areas and on listed buildings covers the additional consents in more detail.

Replacement plans and the house wall

The Planning Portal also notes that where demolition is permitted, it does not automatically follow that permission will be granted to build a replacement structure or change the use of the site. If a new structure is planned, the rules for a replacement conservatory are covered in our guide to repairing or replacing an old conservatory. Removing a conservatory can also affect the house wall, door and windows that separated it from the house, and our guide to removal of thermal separation explains the building regulations position when the separating wall is taken out. Scotland and Northern Ireland have different rules, which this guide does not cover.

Safety and paperwork on the job

A homeowner who commissions the work is a domestic client for health and safety purposes, and our guide to domestic clients and CDM 2015 explains who carries the duties. Getting the contractor to confirm in writing who will remove the waste, disconnect services and make good the house is sensible, because a council notice under section 82 can place duties on the person carrying out the demolition.

FAQs

Do I have to notify the council before removing a conservatory attached to my house?

Section 80(1)(b)(ii) of the Building Act 1984 excepts the demolition of a conservatory that forms part of a larger building from the notice requirement.

How long is the notice period when section 80 applies?

The relevant period is six weeks from the giving of the notice, or a longer period the person giving notice allows in writing.

Do I need planning permission to demolish a conservatory?

The Planning Portal says permission or prior approval may be required depending on the type, size and location of the building, with extra rules in conservation areas, so ask the local planning authority first.

Does this apply in Scotland?

Section 80 is marked as applying to England and Wales, so Scotland and Northern Ireland need separate checks.

The bottom line

On the wording of section 80 of the Building Act 1984, removing a conservatory that forms part of a house is excepted from the demolition notice in England and Wales, but planning and consent rules, particularly in conservation areas or for listed buildings, can still apply, and the work still needs a competent contractor and a plan for services, waste and the house wall. This is general information, not legal advice; check with the local planning authority and building control.

Sources

This guide draws on the following primary sources, current as of 24 September 2026:

• legislation.gov.uk, “Building Act 1984, section 80: Notice to local authority of intended demolition”
• legislation.gov.uk, “Building Act 1984, section 81: Local authority’s power to serve notice about demolition”
• legislation.gov.uk, “Building Act 1984, section 82: Notices under section 81”
• Planning Portal, “Demolition: planning permission”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

In Wales a conservatory is normally exempt from building regulations when it is built at ground level with less than 30 square metres of internal floor area, is thermally separated from the house by external quality walls, doors or windows, has no fixed heating appliance or extension of the house heating system, and has glazing and fixed electrics that comply with the regulations; a new structural opening into the house still needs approval.

The Welsh Government summary

Welsh Government guidance says building regulations will generally apply to an extension to a home, but that conservatories are normally exempt when four conditions are met. The conservatory is built at ground level and is less than 30 square metres in internal floor area; it is thermally separated from the house by external quality walls, doors or windows; there is no fixed heating appliance, or the building’s heating system is not extended into the conservatory; and the glazing and any fixed electrical installations comply with the applicable building regulations requirements. The word “normally” matters, because a project that misses any of these points is treated as an ordinary extension. The rules in England, Scotland and Northern Ireland differ; see our guides to the England exemption, Scottish building warrant exemptions and Northern Ireland Class 8.

What the regulations themselves say

Class 7 of Schedule 2 to the Building Regulations 2010, which is marked as applying to England and Wales, covers the extension of a building by the addition at ground level of a conservatory, porch, covered yard or covered way, or a carport open on at least two sides, where the floor area of the extension does not exceed 30 square metres. For a conservatory or porch that is wholly or partly glazed, the glazing must satisfy the requirements of Part N of Schedule 1, the wording that applies in Wales. The Welsh Government’s glazing guidance refers to Approved Document N for safety glazing. The Welsh Government summary adds the thermal separation and heating conditions, which relate to the energy efficiency requirements.

Glazing and safety glass

The Welsh Government’s guidance on doors and windows says safety glazing should be provided to glass in a critical area, and gives a general list: any glazed area within a window below 800mm from floor level, any glazed area within a window that is 300mm or less from a door and up to 1500mm from floor level, and within any glazed door up to 1500mm from floor level. It refers to diagram 1 in Approved Document N for more information. It also says building regulations have applied to all replacement glazing since 1 April 2002, that an external window or door is a “controlled fitting”, and that a competent person scheme installer can carry out compliant work without involving local authority building control and issue a certificate. Our guide to conservatory glazing covers the technical terms.

Electrics

The Welsh Government’s electrics guidance says electrical work in a home or garden in England and Wales must follow the Building Regulations, either by using an installer registered with a competent person scheme or by seeking approval from a building control body. It says notification is not needed for repairs, replacements and maintenance, or for extra power points and lighting points and other alterations to existing circuits, except in a kitchen, a bathroom or outdoors. The Regulations set overall criteria, Approved Document P gives practical guidance, and electrical work should follow BS 7671. The guidance notes that the Building Regulations do not restrict who may carry out electrical installation work but that anyone doing it needs to know what is required. For the England position, see our guide to Part P in England.

The structural opening and loft escape warnings

Two further points in the Welsh Government summary apply even where the conservatory is exempt. First, any new structural opening between the conservatory and the existing house requires building regulations approval, even if the conservatory itself is an exempt structure. Second, it advises against building a conservatory where it will restrict ladder access to windows serving rooms in roof or loft conversions, particularly if those windows are intended to help escape or rescue if there is a fire. This is a practical warning about the position of the conservatory and the windows above it, and is worth raising with the installer and the local authority at the design stage.

If the conservatory is not exempt

A conservatory that does not meet the exemption, for example because the house heating will be extended into it, is an extension for which building regulations apply. Our guide to choosing building control explains the routes for England, and the Welsh Government publishes the approved documents for Wales on its building regulations pages. The planning rules for Wales are separate and are covered in our guide to conservatories in Wales.

FAQs

Is a conservatory exempt from building regulations in Wales?

Normally, according to the Welsh Government, if it is at ground level, under 30 square metres, thermally separated, not heated by a fixed appliance or the house system, and its glazing and electrics comply.

Do I need approval to knock through from the house?

Yes. The guidance says any new structural opening between the conservatory and the house requires building regulations approval.

Does safety glass apply to conservatory doors?

The guidance on doors and windows says safety glazing is needed in critical areas, including within glazed doors up to 1500mm from floor level.

Can a conservatory block a fire escape window?

The Welsh Government advises against building where it will restrict ladder access to windows serving loft or roof rooms, particularly windows intended for escape or rescue.

The bottom line

A conservatory in Wales is normally exempt from building regulations if it is at ground level, under 30 square metres, thermally separated from the house, free of fixed heating and compliant on glazing and electrics, but opening the house wall up and blocking loft escape windows are separate concerns. Anything outside the conditions needs building regulations approval. This is general information, not legal advice; confirm the position with the local authority building control team.

Sources

This guide draws on the following primary sources, current as of 24 September 2026:

• GOV.WALES, “Building regulations: conservatories”
• legislation.gov.uk, “The Building Regulations 2010, Schedule 2: Exempt buildings and work”
• GOV.WALES, “Building regulations: doors and windows”
• GOV.WALES, “Building regulations: electrics”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

In England and Wales, where a lease contains a covenant against making improvements without the landlord’s licence or consent, section 19(2) of the Landlord and Tenant Act 1927 treats it as subject to a proviso that consent is not to be unreasonably withheld, while allowing the landlord to require payment for damage, diminution in value and legal expenses and, in some cases, an undertaking to reinstate.

Start with the lease

GOV.UK explains that a leaseholder has a legal agreement with the landlord, called a lease, which sets out the conditions agreed, for example whether permission is needed to make alterations. It warns that a leaseholder who does not follow the conditions might be taken to court and ordered to pay for any damage, and that the court may take away the lease. Most flats are leasehold, and houses can also be leasehold, and usually are if bought through shared ownership. A conservatory is an addition to the building, so before planning permission, building regulations or a quote, the lease should be checked for covenants on alterations, additions and improvements, and for what the lease actually includes, such as a garden or only the interior of a flat. Our guide to conservatories on flats and maisonettes explains why permitted development rules differ for flats.

Section 19(2): consent not to be unreasonably withheld

Section 19(2) of the Landlord and Tenant Act 1927, which is marked as applying to England and Wales, applies to leases containing a covenant, condition or agreement against the making of improvements without a licence or consent. It treats any such covenant, despite any express provision to the contrary, as subject to a proviso that the licence or consent is not to be unreasonably withheld. The section is framed around covenants that allow improvements with consent. Whether a particular conservatory counts as an “improvement” under a particular lease, and how a covenant is worded, are legal questions on which the lease and professional advice should be checked.

What the landlord can still require

The same subsection says the proviso does not stop the landlord requiring, as a condition of consent, the payment of a reasonable sum for any damage to or diminution in the value of the premises or any neighbouring premises belonging to the landlord, and for legal or other expenses properly incurred in connection with the consent. For an improvement that does not add to the letting value of the holding, it also does not prevent the landlord, where that would be reasonable, requiring an undertaking from the tenant to reinstate the premises to their previous condition. A leaseholder should therefore expect a request for the landlord’s legal costs and possibly an obligation to remove the conservatory at the end of the lease.

If the landlord refuses or delays

The Act says that where a dispute about the reasonableness of any such sum has been determined by a court of competent jurisdiction, the landlord is bound to grant the licence or consent on payment of the sum the court has found reasonable. The section does not set out a timetable or procedure for asking, and the reasonableness of a refusal depends on the circumstances, so a leaseholder facing refusal or delay should get legal advice rather than start building. GOV.UK also directs leaseholders to their lease for what happens if its conditions are breached, including court action.

Other consents to check

Landlord consent is separate from planning permission and building regulations, and from any mortgage lender consent, covered in our guide to mortgage lender consent. Title restrictions such as covenants in the deeds are explained in our guide to restrictive covenants. If a conservatory has already been built without the required consent, the consequences for a later sale are discussed in our guide to selling with an unauthorised conservatory.

Scotland and Northern Ireland

Section 19(2) is marked on legislation.gov.uk as applying to England and Wales, so it should not be assumed to apply to leases in Scotland or Northern Ireland, where the position should be checked separately.

FAQs

Do I need my landlord’s permission to build a conservatory on a leasehold house?

It depends on the lease. GOV.UK says the lease will tell you whether you need permission to make alterations, and breaching it can lead to court action and possibly loss of the lease.

Can a landlord unreasonably refuse consent?

Under section 19(2) of the 1927 Act, a covenant against improvements without consent is treated as subject to a proviso that consent is not to be unreasonably withheld.

Can the landlord charge for consenting?

The section allows the landlord to require a reasonable sum for damage or diminution in value and for legal or other expenses properly incurred.

Does this apply in Scotland?

Section 19(2) is marked as applying to England and Wales only.

The bottom line

For a leasehold home the lease decides whether a conservatory needs landlord consent, and where it requires consent for improvements section 19(2) of the 1927 Act says that consent cannot be unreasonably withheld, though the landlord may attach conditions on damage, legal costs and sometimes reinstatement. Because a breach can lead to court action, consent should be in writing before building starts. This is general information, not legal advice on a specific lease.

Sources

This guide draws on the following primary sources, current as of 24 September 2026:

• GOV.UK, “Leasehold property: Leaseholder rights and responsibilities”
• GOV.UK, “Leasehold property: Overview”
• legislation.gov.uk, “Landlord and Tenant Act 1927, section 19: Provisions as to covenants not to assign, &c. without licence or consent”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

In England a “raised” platform is one with a height greater than 0.3 metres; the permitted development rules for enlarging a house, which cover a conservatory, do not allow the enlargement to include a verandah, balcony or raised platform, while garden decking that is no more than 0.3 metres high can be permitted development under the separate Class E rules for outbuildings and structures.

Why a raised terrace matters for a conservatory project

Many conservatory projects include a terrace, decking area or step-up platform outside the new doors. Under the planning rules in England a conservatory is usually built as an enlargement of the house under Class A of Part 1 of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015. That class contains a specific exclusion for raised platforms, so an outdoor area that is part of the same works can take the whole scheme outside permitted development even when the conservatory itself would otherwise qualify. This guide covers England; Wales, Scotland and Northern Ireland have their own rules, covered in our guides to Wales and Northern Ireland.

What Class A says

Paragraph A.1(k) of Class A provides that development is not permitted if it would consist of or include the construction or provision of a verandah, balcony or raised platform, the installation, alteration or replacement of a microwave antenna, a chimney, flue or soil and vent pipe, or an alteration to any part of the roof of the dwellinghouse. The interpretation provisions for Part 1 define “raised”, in relation to a platform, as a platform with a height greater than 0.3 metres. The government technical guidance for householders says verandahs, balconies and raised platforms are not permitted development and will require planning permission, and that a raised platform is any platform higher than 0.3 metres and includes roof terraces.

How height is measured

The technical guidance explains that references to height are measured from ground level, meaning the surface of the ground immediately adjacent to the building. Ground level does not include an addition laid on top of the ground, such as decking. Where the ground is not uniform, for example on a slope, it is the highest part of the ground surface next to the building.

Decking under Class E

The technical guidance says Class E, which covers buildings and other structures in the garden area for purposes incidental to the enjoyment of the house, restricts the height of raised platforms, and that Class E allows garden decking provided it is not more than 0.3 metres high. The guidance describes “building” as including any structure or erection, and lists garden sheds, storage buildings, garages and garden decking as examples that can qualify if they have a purpose incidental to the enjoyment of the house. Class E limits also apply, including that the total area covered by buildings, enclosures and containers in the curtilage, other than the original house, must not exceed 50% of the curtilage, and that no part may be forward of a wall forming the principal elevation. Our guide to the 50% garden rule explains the coverage limit. The guidance also notes that buildings attached to the house are not covered by Class E and fall under Class A.

What this means for a conservatory scheme

Putting these points together, a low deck that stays at or under 0.3 metres and meets the Class E conditions can be permitted development, whereas a platform above 0.3 metres, or a raised terrace that forms part of the works enlarging the house, falls within the Class A exclusion and needs planning permission. Article 4 directions, listed building status and conservation areas can remove permitted development rights; see our guides to Article 4 directions and how permitted development works for conservatories.

Applying for permission

If a scheme includes a raised platform, the routes are a householder planning application, covered in our guide to householder planning applications, or redesigning the scheme so the platform is no higher than 0.3 metres and the other limits are met. The Planning Portal states that its guidance is introductory and based on national rules, that local rules may also affect what permission is needed, and that householders should check with their local planning authority. A lawful development certificate can confirm that a scheme is permitted development, as explained in our guide to lawful development certificates.

FAQs

How high can decking be before I need planning permission in England?

The technical guidance says Class E allows garden decking provided it is not more than 0.3 metres high. A platform higher than 0.3 metres is a raised platform.

Does a raised terrace next to a conservatory need planning permission?

Under paragraph A.1(k) of Class A, development that includes a raised platform is not permitted development, so planning permission is needed.

How is the height of a platform measured?

From ground level, meaning the surface of the ground next to the building, excluding decking laid on top, and the highest part where the ground is not uniform.

Do these rules apply in Wales?

The Planning Portal says its guidance relates to England and that the policy in Wales may differ.

The bottom line

In England a platform higher than 0.3 metres is a raised platform, and including one in works that enlarge a house takes the scheme outside Class A permitted development, so a conservatory with a raised terrace needs planning permission. Low decking of 0.3 metres or less can be permitted development under Class E if its other limits are met. This is general information, not planning advice; confirm the position with the local planning authority.

Sources

This guide draws on the following primary sources, current as of 24 September 2026:

• legislation.gov.uk, “The Town and Country Planning (General Permitted Development) (England) Order 2015, Schedule 2, Part 1: Development within the curtilage of a dwellinghouse”
• GOV.UK, “Permitted development rights for householders: technical guidance”
• Planning Portal, “Planning permission for extensions”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

In Northern Ireland a ground-level conservatory with a floor area of no more than 30 square metres is an exempted building under Class 8 of Schedule 2 to the Building Regulations (Northern Ireland) 2012 only if the building’s thermal performance is retained, its heating or cooling is not extended into the conservatory, no fixed combustion appliance is installed, the glazing meets Part V and, for a dwelling, radon measures under regulation 26(2) are satisfied.

The legal definition of a conservatory

The 2012 Regulations define a conservatory in regulation 2 as a part or extension of a building that is attached to the building and has a door giving access from it, and that has not less than three-quarters of the area of its roof and not less than one-half of the area of its external walls made of translucent material. A structure that does not meet those glazing proportions is not a “conservatory” for the purposes of the exemption, which matters for solid-roofed sunrooms, garden rooms attached to a house and orangery-style extensions. Northern Ireland building law is separate from the rules in England and Wales, and this guide covers Northern Ireland only. Our guide to conservatories in Northern Ireland covers the separate planning position.

What Class 8 exempts

Regulation 4 of the 2012 Regulations provides that the regulations do not apply to the erection of an exempted building, and an exempted building is one within a class in Schedule 2. Class 8, headed “Extensions”, covers an extension to a building by the addition at ground level of a conservatory, a porch, covered area or covered way, or a carport open on at least two sides. For a conservatory the floor area of the extension must not exceed 30 square metres. For a porch extension to a dwelling the figure is 5 square metres.

The conditions for a glazed conservatory

Where the conservatory or porch is wholly or partly glazed, Schedule 2 attaches five conditions. First, if the extension is to a dwelling it must satisfy regulation 26(2), which requires measures to prevent or limit the ingress of radon from the ground into any dwelling in a radon affected area. Second, the thermal performance of the building must be retained. Third, the building’s heating or cooling system must not be extended into the conservatory. Fourth, a fixed combustion appliance or fixed cooling appliance must not be installed. Fifth, the glazing must satisfy the requirements of Part V. If any of these conditions is not met, the conservatory is not an exempted building and the ordinary building regulations process applies.

What the conditions mean in practice

Schedule 2 states the conditions but not the construction details that satisfy them, so questions such as whether a separating wall, door or window between the house and the conservatory must stay, and what counts as retained thermal performance, are matters for the district council’s Building Control Office. Extending the house’s heating into the conservatory, installing a fixed combustion appliance such as a stove, or fitting fixed air conditioning, takes the conservatory outside the class, because each is a named condition. Our guide to removing thermal separation covers the equivalent point for England, where the rules are different.

When approval is needed

The Department of Finance explains that anyone who intends to erect, alter or extend a building, or to provide services, fittings or works, must first seek approval from the district council, which may involve submitting plans or, for some domestic applications, a building notice to the local Building Control Office. A conservatory that falls outside Class 8, for example because it will be heated from the house, therefore needs that approval. District councils enforce the regulations within their boundaries, carry out site inspections and may serve a contravention notice where work does not comply. The Department also says councils can relax or dispense with certain requirements on request, and that it acts as the appeals body for certain decisions.

Exempt does not mean careless

Regulation 4(3) says that exempt building work must not create a new or greater contravention of a relevant requirement of the regulations in another part of the building or in any other building. Planning permission is a separate question, covered in our guide to conservatories in Northern Ireland, and the rules on building over drains in England and Wales are in our guide to build-over agreements.

FAQs

What size of conservatory is exempt in Northern Ireland?

Class 8 of Schedule 2 exempts a ground-level conservatory with a floor area not exceeding 30 square metres, provided the conditions for glazed conservatories are met.

Can I heat a conservatory from my central heating?

Not if you want the exemption. One condition is that the building’s heating or cooling system is not extended into the conservatory.

Can I install a wood burner in an exempt conservatory?

No. The exemption requires that a fixed combustion appliance is not installed.

Who decides on building approval in Northern Ireland?

The district council, through its Building Control Officers, according to the Department of Finance.

The bottom line

A small, genuinely glazed conservatory attached at ground level in Northern Ireland can be exempt from the Building Regulations under Class 8, up to 30 square metres, but only if it stays thermally separate, unheated by the house system, free of fixed combustion appliances, properly glazed and, for a dwelling, radon-compliant. Anything outside those limits needs approval from the district council. This is general information, not legal advice; confirm the position with the local Building Control Office.

Sources

This guide draws on the following primary sources, current as of 24 September 2026:

• legislation.gov.uk, “The Building Regulations (Northern Ireland) 2012, Schedule 2: Classes of exempt buildings”
• legislation.gov.uk, “The Building Regulations (Northern Ireland) 2012, regulation 2: Interpretation”
• legislation.gov.uk, “The Building Regulations (Northern Ireland) 2012, regulation 4: Exemptions”
• legislation.gov.uk, “The Building Regulations (Northern Ireland) 2012, regulation 26: Site preparation and resistance to contaminants”
• Department of Finance (Northern Ireland), “Building Regulations in Northern Ireland”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

The Consumer Protection from Unfair Trading Regulations 2008 treat a commercial practice as aggressive where it uses harassment, coercion or undue influence to significantly impair a consumer’s freedom of choice, and give a consumer harmed by such a practice the right to unwind the contract within 90 days, a price discount, or damages.

What counts as an aggressive practice

A commercial practice is aggressive under the Regulations where, taking account of all the circumstances, it significantly impairs, or is likely to significantly impair, the average consumer’s freedom of choice or conduct through harassment, coercion or undue influence, and as a result causes or is likely to cause the consumer to make a purchasing decision they would not otherwise have made. Undue influence specifically covers exploiting a position of power over a consumer to apply pressure, even without physical force, in a way that significantly limits their ability to make an informed decision.

Doorstep-specific examples

The Regulations specifically address doorstep tactics: conducting a personal visit to a consumer’s home and ignoring a request to leave or not to return is treated as an example of a banned, aggressive practice, as is creating the impression that the consumer cannot leave, or in this context is not free to end the interaction, until a contract is agreed. A salesperson who overstays a welcome after being asked to go, or who structures a visit to make refusal feel impossible, is engaging in exactly the kind of conduct the Regulations are designed to catch.

The right to unwind the contract

Where a consumer entered into a contract, such as agreeing to buy a conservatory, because of a misleading or aggressive commercial practice, the Regulations give a specific right to unwind that contract and get a refund, on top of any other cancellation right that might separately apply. This right can be exercised within 90 days, with that period starting from whichever is latest of the contract being entered into, the goods being received, the service being completed, or the point the right to unwind first becomes exercisable.

Other remedies available

Beyond unwinding the contract entirely, the Regulations also allow a consumer to seek a discount on the price, scaled to the seriousness of the practice involved, or to claim damages for financial loss and, in some circumstances, distress caused by the trader’s conduct. These remedies can be relevant where a consumer wants to keep the conservatory but still wants redress for the way the sale itself was conducted, rather than wanting to unwind the whole transaction.

How this differs from the 14-day cancellation right

A doorstep-agreed conservatory contract already carries a standard 14-day cooling-off period under separate consumer contracts rules, which applies regardless of how the sale was conducted, simply because it was agreed away from the trader’s business premises. The 90-day right to unwind under the Unfair Trading Regulations is a different, additional remedy that specifically depends on the sale having actually involved a misleading or aggressive practice, rather than being available automatically for every doorstep agreement; it exists precisely to cover situations where the standard 14-day window has already passed but the sale itself was improperly conducted.

What to do if this happened to you

Someone who believes a conservatory contract was agreed because of pressure, harassment or a refusal to leave should set out clearly, in writing, what happened, including dates, what was said, and why it felt coercive, before raising it with the trader and, if unresolved, with trading standards, since establishing that a practice was genuinely aggressive under the Regulations depends on the specific facts of what actually occurred.

FAQs

Is it illegal for a salesperson to keep talking after I’ve asked them to leave?

Continuing a personal visit and ignoring a request to leave or not return is specifically identified as an aggressive practice under the Regulations.

How long do I have to unwind a contract entered into because of an aggressive sales practice?

90 days, starting from the latest of several trigger points including when the contract was entered into or the right first became exercisable.

Is the 90-day right the same as the standard 14-day cooling-off period?

No. They are separate and additional to each other; the 90-day right specifically depends on a misleading or aggressive practice having occurred.

Can I keep the conservatory and still get some redress?

Yes, a discount or damages claim is available as an alternative to fully unwinding the contract.

Bottom line

Where a conservatory contract was entered into because of harassment, coercion or undue influence, such as a salesperson ignoring a request to leave, the Consumer Protection from Unfair Trading Regulations 2008 give a right to unwind the contract within 90 days, separately from the standard 14-day cooling-off period, along with the option of a discount or damages instead. This is general information, not legal advice on a specific sale; trading standards can advise on a particular set of circumstances.

Sources

This guide draws on the following primary sources, current as of 22 September 2026:

• Which?, “Consumer Protection from Unfair Trading Regulations 2008”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

The ASA’s Advertising Standards Authority and CAP Code rules require that a reference price used in a “was/now” claim, such as a conservatory advertised as reduced from a higher price, represents a genuine, established usual selling price, generally supported by at least three months of pricing history and evidence that a meaningful number of sales were actually made at that higher price.

What a “was/now” claim actually promises

A “was £X, now £Y” claim, a strikethrough price, a stated percentage discount, or a reference to a recommended retail or “usual” price, all fall within what the ASA treats as reference pricing: a claim that compares a current price to another price to suggest a saving. The rule behind all of these formats is the same: the higher, “was” figure has to represent a genuine price the product was actually being sold at, not a number chosen purely to make the current price look like a bigger reduction than it really is.

The duration test

A central test the ASA applies is duration: generally, the higher reference price should have been charged for a longer period than the promotional price that follows it. Where a product has spent more time on sale at the lower, “now” price than it ever spent at the higher, “was” price, the ASA has found in specific rulings that the lower price had effectively become the real usual selling price, making the “was” figure misleading as a comparison. Alternating a product between a higher and lower price for roughly equal periods has similarly been found not to support a genuine “was/now” claim.

The evidence the ASA expects

To substantiate a savings claim, the ASA generally expects a trader to hold at least three months of pricing history, showing how long the product was sold at any prices in between the “was” and “now” figures, along with evidence that a genuine, meaningful number of sales were actually made at the higher reference price rather than it being a price that was technically listed but rarely, if ever, actually paid. The reference price also needs to reflect the price for the same sales channel; a claim on a website cannot legitimately be based on a higher price that only ever applied in a showroom, for example, and the reference price used should generally be the most recent price available before the promotion began.

Why this matters specifically for conservatories

Large home improvement purchases like conservatories are frequently marketed around a discount from a stated “list price,” which can make the size of the apparent saving a significant factor in a buying decision. Because installations are typically bespoke and infrequently sold at a genuinely fixed, advertised “was” price the way a mass-market retail product might be, this sector has drawn specific ASA and CTSI attention over whether a quoted “was” price for a conservatory or similar home improvement product reflects a real, previously-charged price at all.

What happens when a claim doesn’t hold up

Where the ASA investigates a savings claim and finds the reference price was not genuinely the usual selling price, for example because it was only briefly applied before the discount began, or because significant sales at that higher price cannot be shown, it treats the claim as misleading and in breach of the CAP Code’s rules on misleading advertising, substantiation and pricing. An upheld ruling typically requires the advertisement to be withdrawn or amended, and repeated or serious non-compliance can lead to further sanctions against the advertiser.

Questions worth asking before you sign

Faced with a conservatory quote presented as a discount from a much higher “list price,” asking directly how long that higher price was actually charged, and to how many customers, is a reasonable question given what the ASA itself expects a trader to be able to show; a company confident in a genuine reference price should be able to answer it without difficulty.

FAQs

Does a “was £15,000, now £9,000” conservatory advert have to reflect a real price?

Yes. The ASA requires the higher figure to represent a genuine, established usual selling price, not a number chosen purely to inflate the apparent discount.

How long does a “was” price generally need to have applied?

Generally longer than the promotional “now” price that follows it, with the ASA typically expecting at least three months of pricing history as evidence.

Does the “was” price need to reflect actual sales, or just be listed?

The ASA expects evidence that a genuine, meaningful number of sales were actually made at the higher reference price.

What happens if the ASA finds a savings claim misleading?

The advertisement typically has to be withdrawn or amended, and repeated non-compliance can lead to further sanctions.

Bottom line

A conservatory advertised with a “was/now” saving has to be backed by a genuine, recently-charged usual selling price under the ASA’s CAP Code, generally supported by at least three months of pricing history and real sales at the higher figure, not simply a number picked to make the discount look larger. This is general information, not legal advice on a specific advert; a savings claim that looks too large to be genuine is worth questioning directly with the seller.

Sources

This guide draws on the following primary sources, current as of 22 September 2026:

• ASA / CAP, “Promotional savings claims”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

The Furniture & Home Improvement Ombudsman is an independent, government-approved Alternative Dispute Resolution body that investigates disputes between a consumer and a member home improvement installer, including conservatory companies, offering a route to resolution without going to court.

An alternative to court

A dispute over unfinished, faulty or substandard conservatory work does not have to escalate straight to small claims court. Alternative Dispute Resolution schemes exist specifically to investigate and resolve disputes between a consumer and a business without the cost, delay and formality of court proceedings, and the home improvement sector, including conservatory installers, has its own dedicated route through the Furniture & Home Improvement Ombudsman.

What the Ombudsman actually does

The Furniture & Home Improvement Ombudsman is an independent, not-for-profit organisation that investigates complaints and helps resolve disputes between a consumer and a member installer, operating across the furniture, home improvement and removals sectors. It is approved by government to provide Alternative Dispute Resolution services, giving its decisions a formal standing that an informal complaint to the installer alone does not carry.

The membership condition

The Ombudsman’s process depends on the business being a registered member of the scheme; it is designed to resolve disputes between a consumer and a member installer specifically, rather than acting as a general complaints body for any home improvement company regardless of its affiliations. Checking whether a specific conservatory installer is a member before work begins is therefore relevant not only to reputation, but to what redress route will actually be available if a dispute arises later.

The deadlock letter

Before a dispute reaches the Ombudsman, the usual process requires the consumer to have raised the issue directly with the business first and reached a deadlock, typically evidenced by a deadlock letter from the business confirming it cannot resolve the complaint itself. This mirrors the pattern used across most UK ombudsman schemes: direct complaint first, then escalation to independent adjudication once that route is exhausted, rather than going to the Ombudsman as a first step.

How a complaint is raised

A complaint can be raised by contacting the Ombudsman directly, generally through an online dispute form, with the service also available by phone and in writing for anyone who needs help completing the process. Because the service is funded through member contributions rather than fees charged to the consumer bringing the complaint, using it does not carry the direct cost of court proceedings.

What if the installer isn’t a member

Where a conservatory installer is not a member of the Ombudsman scheme, or any equivalent CTSI-approved body, that specific route is not available, and a dispute that cannot be resolved directly with the business would instead need to proceed through other means, such as a Consumer Rights Act claim pursued through the small claims track of the county court. This is one of the practical reasons a CTSI-approved membership is worth checking before committing to an installer, separately from any other reputation checks.

What an Ombudsman decision actually achieves

An Alternative Dispute Resolution outcome from a body like the Furniture & Home Improvement Ombudsman can direct a member business to take specific action, such as completing outstanding work, carrying out a repair, or providing a refund, giving the consumer a concrete resolution without needing to prove the case in front of a judge. Because the business has already agreed, through its membership, to be bound by the scheme’s process, an Ombudsman decision generally carries practical weight even though it operates outside the court system entirely, which is part of why checking a business’s ADR membership matters before, not just after, a dispute develops.

FAQs

Do I have to go to court over a conservatory dispute?

Not necessarily. Where the installer is a member of a scheme like the Furniture & Home Improvement Ombudsman, that route can investigate and resolve the dispute first.

Do I need to complain to the installer before going to the Ombudsman?

Yes. The usual process requires the direct complaint to be exhausted first, evidenced by a deadlock letter from the business.

Does it cost anything to use the Ombudsman?

The service is funded through member contributions rather than fees charged to the consumer bringing the complaint.

What if my installer isn’t signed up to any ombudsman scheme?

That specific route won’t be available, and an unresolved dispute would instead need to go through another route, such as a Consumer Rights Act claim in the small claims court.

Bottom line

A conservatory dispute does not have to go straight to court where the installer is a member of a CTSI-approved Alternative Dispute Resolution scheme such as the Furniture & Home Improvement Ombudsman, which can investigate a complaint independently once a direct complaint to the business has reached deadlock. Checking an installer’s ombudsman membership before booking work is worth doing precisely because it determines what redress route is available if something goes wrong later. This is general information, not legal advice on a specific dispute.

Sources

This guide draws on the following primary sources, current as of 22 September 2026:

• Furniture & Home Improvement Ombudsman, “FAQs for Consumers”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

Planning Portal guidance treats replacing a conservatory’s glazed roof with a solid tiled roof as two separate legal questions: planning permission, which may not be needed if the change does not significantly alter the roof’s structure or appearance, and Building Regulations approval, which is always required because the new roof must be structurally safe, energy efficient and properly ventilated.

Two separate questions

Swapping a conservatory’s glazed or polycarbonate roof for a solid, tiled roof is one of the more common conservatory upgrades, usually chosen for better thermal performance and a quieter interior in heavy rain, but it raises two distinct legal questions that need answering separately rather than treated as one single check.

When planning permission is needed

Most alterations to a roof are considered permitted development, provided they meet the limits set out in the relevant legislation, and Planning Portal guidance confirms that most changes of this kind will not need a separate planning application. Planning permission may still be required specifically where the change significantly alters the structure or appearance of the roof, which is a judgement based on the visual and structural impact of the specific replacement rather than a fixed rule that applies identically to every property.

Why Building Regulations always applies

Regardless of the planning permission position, Planning Portal guidance is explicit that a new roof must comply with Building Regulations to ensure it is structurally safe, energy efficient and properly ventilated, and that replacing a translucent, glazed or polycarbonate, conservatory roof with a solid roof requires Building Regulations approval. This applies even where the conservatory itself was originally installed as an exempt structure, because the solid roof is a materially different construction with different structural loading and thermal performance from the glazed roof it replaces.

What building control actually checks

Because a tiled roof is generally significantly heavier than the glazed or polycarbonate roof it replaces, building control needs to be satisfied that the existing conservatory structure, including its frame and foundations, can actually support the new roof’s weight safely, alongside checking the roof meets the required standards for thermal performance and ventilation. This is why a straightforward-sounding roof swap still needs to go through the Building Regulations process rather than being treated as routine maintenance.

Listed buildings and conservation areas

Where a property is a listed building, or sits within a conservation area, additional restrictions beyond the general permitted development position can apply to a roof replacement, and these need checking specifically rather than assumed to follow the same general rule that applies to an ordinary property outside either designation.

Why people assume it’s exempt

Because replacing a roof can feel like routine maintenance, particularly where the conservatory below it was originally installed without needing any approval at all, it is easy to assume a roof swap carries the same exempt status. The reality is closer to the opposite: the planning permission question may well be answered as permitted development, but the Building Regulations question is answered “yes, approval is required” as a matter of course for a change from a glazed to a solid roof, independent of the conservatory’s own history.

Checking before booking the work

Confirming both questions directly, planning permission with the local planning authority and Building Regulations approval with building control or an approved inspector, before booking a solid roof replacement avoids the position of having the work carried out and only discovering afterward that formal sign-off was required and never obtained.

FAQs

Do I need planning permission to swap my conservatory’s glazed roof for a solid tiled one?

Often not, since most roof alterations count as permitted development, but it can be needed where the change significantly alters the roof’s structure or appearance.

Do I need Building Regulations approval for a solid tiled conservatory roof?

Yes. Planning Portal guidance confirms this is always required, to ensure the new roof is structurally safe, energy efficient and properly ventilated.

Why does building control care about the weight of the new roof?

A tiled roof is usually significantly heavier than a glazed or polycarbonate one, so the existing structure has to be checked to confirm it can safely support the new load.

Does a listed building or conservation area change any of this?

Yes, additional restrictions can apply, so this needs checking specifically rather than assumed to follow the general rule.

Bottom line

Replacing a conservatory’s glazed roof with a solid tiled roof usually falls within permitted development for planning purposes, but Building Regulations approval is always required, since the new roof has to be shown to be structurally safe, energy efficient and properly ventilated, and the existing structure has to be checked against the added weight. This is general information, not planning or building control advice on a specific property; the local planning authority and building control team can confirm what applies to a particular roof replacement.

Sources

This guide draws on the following primary sources, current as of 22 September 2026:

• Planning Portal, “Do I need building regulations approval or planning permission to change the roof on my conservatory?”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

Planning Portal guidance confirms that a conservatory’s exemption from Building Regulations depends on it being separated from the house by external-quality walls, doors or windows, and that any new structural opening between the conservatory and the existing house requires Building Regulations approval, even where the conservatory itself is an exempt structure.

The condition behind the exemption

A conservatory in England can be exempt from Building Regulations where it meets a specific set of conditions together: built at ground level, no more than 30 square metres in floor area, single storey, glazing and electrics that meet the relevant standards, and crucially, thermal separation from the house by external-quality walls, doors or windows, with no heating system extended into it from the house. All of these conditions apply together; the exemption is not simply about size or location, it depends on the conservatory remaining a genuinely separate space from the main dwelling.

What counts as a new structural opening

Planning Portal guidance is specific that any new structural opening between the conservatory and the existing house needs Building Regulations approval, regardless of whether the conservatory itself is exempt. Removing an external-quality door set, or widening or removing the wall that provides the thermal separation, to create a single open-plan space between house and conservatory, falls squarely within this: it is a structural change to the boundary the exemption depends on, not simply a cosmetic update.

Why this catches people out

Because the conservatory itself was built as an exempt structure, and might have needed no approval at all when it was originally installed, homeowners can reasonably assume that later changes to it are equally exempt. Removing the doors between house and conservatory is a common way to create a larger, more open living space, but it changes the legal status of the opening between the two spaces specifically, which the original exemption never covered in the first place, whatever was true of the conservatory as originally built.

What approval then involves

Once the structural opening itself requires Building Regulations approval, the work has to be assessed against the normal building control requirements that would apply to any structural opening of that kind, covering matters such as structural adequacy where a wall is altered, and how the enlarged, connected space performs thermally and in terms of condensation risk, since the conservatory is no longer functioning as a separated, independently controlled space once the connecting doors or wall are gone. The specific technical standards that then apply are confirmed through the local authority’s building control team or an approved inspector as part of the application, rather than assumed in advance.

Does this apply in Wales too

Welsh guidance sets out the same core conditions for a conservatory’s exemption, including thermal separation from the house by external-quality walls, doors or windows, and confirms in the same way that any new structural opening between the conservatory and the existing house requires Building Regulations approval. The underlying principle, that removing the separation removes the basis for exemption, holds on both sides of the England-Wales border, even though the two nations administer building regulations separately.

Checking before you remove anything

Before removing doors or a dividing wall between a conservatory and the main house, checking with the local authority’s building control department, or an approved inspector, on what will be required for that specific structural opening is the sensible step, rather than treating it as a straightforward like-for-like alteration to an already-exempt space. Carrying out this kind of work without the necessary approval can create the same problems as any other unauthorised building work, including difficulty at the point of a future sale.

FAQs

Does removing the doors between my house and conservatory need approval even if the conservatory itself was exempt?

Yes. Planning Portal guidance confirms any new structural opening between the conservatory and the existing house needs Building Regulations approval, regardless of the conservatory’s own exempt status.

What is the underlying condition my conservatory’s exemption depends on?

Thermal separation from the house by external-quality walls, doors or windows, alongside conditions on size, storeys and having no extended heating system.

Does this rule apply in Wales as well as England?

Yes. Welsh guidance sets out the same core thermal separation condition and the same requirement for approval of a new structural opening.

Who confirms what standard the enlarged, connected space then has to meet?

The local authority’s building control team or an approved inspector, as part of the Building Regulations application for the structural opening.

Bottom line

A conservatory’s Building Regulations exemption depends on it staying thermally separated from the house by external-quality doors, walls or windows, and removing that separation to create an open-plan space is treated as a new structural opening requiring Building Regulations approval, whatever the exempt status of the conservatory itself. This applies in both England and Wales. This is general information, not planning or building control advice on a specific property; the local authority’s building control team can confirm what a particular alteration will require.

Sources

This guide draws on the following primary sources, current as of 22 September 2026:

• Planning Portal, “Building regulations – Conservatories”
• GOV.WALES, “Building regulations: conservatories”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.