The short answer
Building Control is the part of the local authority that oversees the safe carrying out of demolition, mainly through the Section 80 notice process. When you serve a Section 80 demolition notice under the Building Act 1984, it goes to the council's Building Control function. Building Control can then issue a Section 81 counter-notice setting conditions on how the work is done — for example shoring adjoining buildings, sealing drains and making the site safe. Its focus is the method and safety of demolition and the protection of neighbours and the public, not whether you are allowed to demolish in principle (which is a planning matter). Building Control's role sits alongside, but is separate from, planning permission and the health and safety duties under CDM 2015.
People often confuse Building Control with planning. In demolition they do different jobs: planning decides whether you can demolish, while Building Control oversees how it is done safely. This page explains Building Control's part in the process.
At a glance
- Part ofLocal authority
- ReceivesSection 80 notice
- Can issueSection 81 conditions
- FocusMethod and safety
- Separate fromPlanning permission
What Building Control does
Building Control is the function within a local authority responsible for ensuring building work is carried out safely and meets the relevant standards. In demolition, its central role is to receive and act on the Section 80 demolition notice served under the Building Act 1984.
Once it has the notice, Building Control considers how the demolition will affect the building, the site and its surroundings. It is concerned with practical safety: the stability of adjoining structures, the protection of the public, the proper sealing of services and drains, and leaving the site in a safe condition. To secure these, it can issue a Section 81 counter-notice imposing conditions on the work. This is the mechanism through which the council exercises control over the manner of demolition.
Section 81 conditions in practice
The Section 81 counter-notice is where Building Control sets out what you must do to demolish safely. Typical conditions address the risks demolition creates for neighbours and the public:
- Support for adjoining buildings: shoring or otherwise supporting structures that the demolition exposes or relies on for stability.
- Weatherproofing: making good and weatherproofing exposed surfaces of adjacent buildings.
- Services and drains: sealing or removing sewers and drains and ensuring services are disconnected.
- Site safety and clearance: safe removal of materials and leaving the site in a tidy, safe state.
These conditions can have a real impact on cost and method, which is why they should be known before work starts. A competent demolition contractor will incorporate any Section 81 conditions into the method statement and programme, ensuring the work is carried out as the council requires.
Building Control versus planning
It helps to be clear about the division of responsibilities, because the two are often confused:
- Planning deals with whether demolition is acceptable in principle — for example whether prior approval or full planning permission is needed, and the stricter controls in conservation areas and for listed buildings.
- Building Control deals with how the demolition is carried out safely, through the Section 80 notice and any Section 81 conditions.
A single project can need both: planning sign-off on the principle and Building Control oversight of the method. On top of these, the CDM 2015 regulations place health and safety duties on the client, designers and contractors, and the HSE is the enforcing authority for those workplace safety matters. Building Control, planning and the HSE therefore each have a distinct role, and a well-run demolition addresses all three rather than treating any one as covering the others.
When to engage Building Control
Because Building Control sets the conditions that shape how you demolish, it pays to engage with it early rather than treating the Section 80 notice as a last-minute formality. Engaging at the right time helps in several ways:
- Understanding conditions sooner: knowing what the council is likely to require — for example shoring an adjoining property — lets you plan the method and budget around it from the start.
- Avoiding rework: starting before conditions are known risks doing work that has to be changed or made good afterwards.
- Coordinating with neighbours: since adjoining owners are notified and their buildings may be affected, early engagement helps manage the impact on them.
- Aligning with utility disconnections: Building Control's interest in services and drains ties in with arranging disconnections through the providers.
In practice, the demolition contractor usually handles the interaction with Building Control as part of planning the job, but the client should understand that the council's conditions can materially affect cost and programme. Treating the Section 80 notice and any Section 81 response as an early, integral step keeps the project on track.
Building Control's limits
It is also helpful to understand what Building Control does not do, so you do not rely on it for things outside its remit:
- It does not grant planning permission: whether you can demolish in principle, including in conservation areas or for listed buildings, is a planning matter, not a Building Control one.
- It is not the day-to-day safety regulator on site: site health and safety is governed by CDM 2015 and the wider health and safety legislation, with the HSE as the enforcing authority.
- It does not manage asbestos: asbestos identification and removal are governed by the Control of Asbestos Regulations 2012 and a competent survey, not by the Section 80 process.
Building Control's focus is specific: the safe carrying out of the demolition and the protection of neighbours and the public, exercised through the Section 80 notice and Section 81 conditions. Recognising both its role and its limits helps you assemble the full set of approvals and duties a demolition needs, rather than assuming one body covers everything.
Building Control across the UK
It is worth noting that the demolition controls described here operate within the building control framework for England and Wales under the Building Act 1984, and arrangements can differ elsewhere in the UK. The general principle, however, is consistent: there is a local authority function responsible for ensuring building and demolition work is carried out safely, and demolition is notified so that conditions can be set on how it is done. When planning a demolition, check the specific requirements that apply in your area, because the procedures and the bodies involved can vary.
A further practical point is that building control in England and Wales can be provided by the local authority. Whoever provides it, the function relevant to demolition — receiving the notice and being satisfied that the work will be done safely — remains the same. The most reliable course is to contact your local authority's Building Control team directly when planning a demolition, confirm what they require, and incorporate any conditions into the method statement before work begins. Doing so ensures the demolition is carried out in the way the council expects and keeps the project compliant with the controls that apply where you are.
Bringing the controls together
For anyone planning a demolition, the useful takeaway is to see Building Control as one of several bodies whose requirements have to be met, each with a distinct job:
- Planning decides whether demolition is acceptable in principle, including prior approval, full permission, and the stricter controls for listed buildings and conservation areas.
- Building Control oversees the safe method of demolition through the Section 80 notice and any Section 81 conditions.
- The HSE enforces the workplace health and safety duties, including CDM 2015, on the demolition site.
- Asbestos and waste rules govern the safe handling of hazardous materials, separate from all of the above.
A well-run demolition addresses each of these in good time rather than assuming one covers the others. Building Control's part is specific but important: it is the mechanism through which the council ensures the work is done safely and neighbours and the public are protected. Engaging with it early, understanding any conditions, and coordinating them with the planning, safety, asbestos and disconnection requirements is what keeps a demolition lawful, safe and on schedule.
Frequently asked questions
Is Building Control the same as planning permission?
No. Building Control oversees how demolition is carried out safely through the Section 80 notice and any Section 81 conditions. Planning decides whether demolition is acceptable in principle, such as whether prior approval or full permission is needed. A project can require both.
Does Building Control inspect the demolition site?
Building Control's main demolition role is through the notice and conditions process rather than routine inspections like those for new building work. Its conditions focus on protecting neighbours and the public. Day-to-day site safety is governed by CDM 2015, with the HSE as the enforcing authority.
Who do I serve the Section 80 notice on?
You serve the Section 80 notice on the local authority, which is dealt with by its Building Control function. The notice also goes to the owners or occupiers of adjoining buildings and to the gas and electricity suppliers, so that those affected are aware before work begins.
Sources & further reading
Figures on this page are typical UK ranges drawn from published sources and depend on your specific building. They are guidance, not a quotation.