Temporary structures are used across the UK for events, construction projects, education, commercial activities, storage and additional workspace. Common examples include marquees, temporary classrooms, portable offices, site cabins, modular buildings, exhibition spaces and temporary storage units.
Because these structures are not intended to remain permanently, many people assume that Building Regulations do not apply. However, the answer to the question “Do you need building reg for a temporary structure?” is not always straightforward.
Some temporary buildings may be exempt from Building Regulations, particularly where they are genuinely intended to remain in place for a very short period. However, other temporary structures may require Building Regulations approval depending on their size, use, design, duration and the risks associated with the building.
It is also important to understand that Building Regulations and planning permission are separate requirements. A temporary structure may be exempt from Building Regulations but still require planning permission. Equally, planning permission does not automatically confirm that a structure meets Building Regulations standards.
Before purchasing, installing or using a temporary structure, you should assess the specific requirements that apply to the project.
Planning Build provides professional support with Building Regulations, planning strategy, architectural design and planning applications. Our team can help you understand the requirements for your proposed temporary structure and prepare the necessary information before work begins.
Do You Need Building Reg for a Temporary Structure?
The answer depends on the type of temporary structure and how long it is intended to remain in place.
Under the Building Regulations framework in England, certain temporary buildings may be exempt where they are not intended to remain where they are erected for more than 28 days. Temporary buildings intended to remain for longer may not benefit from that particular exemption and should be assessed individually.
However, the 28-day period should not be treated as a general rule that automatically resolves every regulatory issue.
Other requirements may still apply, including:
- Planning permission
- Building control requirements
- Fire safety duties
- Structural safety requirements
- Licensing requirements
- Health and safety obligations
- Electrical safety requirements
- Accessibility requirements
- Local authority approvals
The exact requirements will depend on the nature and use of the structure.
For example, a small marquee used for a private event may be assessed differently from a large temporary building used by employees, students or members of the public.
What Are Building Regulations?
Building Regulations set minimum standards for the design and construction of buildings.
They are intended to support the health, safety, welfare and convenience of people using buildings. They also address issues such as energy efficiency and accessibility.
Depending on the project, Building Regulations may cover:
- Structural safety
- Fire safety
- Ventilation
- Drainage
- Energy efficiency
- Accessibility
- Electrical safety
- Water supply
- Protection from falling
- Sound insulation
Building Regulations approval is generally managed through a building control body.
The purpose of building control is to check that applicable building work complies with the relevant technical requirements.
However, some buildings and types of work are exempt or not covered by the Building Regulations. The government advises checking with a building control body where you are unsure whether approval is required.
Are Temporary Buildings Exempt From Building Regulations?
Some temporary buildings may be exempt, but the exemption is not based only on calling the structure temporary.
The Building Regulations framework includes an exemption for temporary buildings that are not intended to remain where they are erected for more than 28 days.
This may apply to certain short-term structures, such as:
- Event marquees
- Temporary exhibition spaces
- Short-term event buildings
- Temporary stages and covered areas
- Structures used for brief community activities
However, the circumstances should always be checked carefully.
A structure that remains in place beyond the intended period may no longer meet the conditions of the exemption. A building that is repeatedly installed or used for extended periods may also require further assessment.
In addition, a temporary structure may be subject to other legal duties even where a Building Regulations exemption applies.
For this reason, it is important to seek professional advice before assuming that an exemption applies.
The 28-Day Rule for Temporary Structures
The 28-day period is frequently mentioned when discussing temporary buildings, but it can be misunderstood.
For Building Regulations purposes, the exemption generally relates to a building that is not intended to remain where it is erected for more than 28 days.
This does not necessarily mean that:
- Every structure can remain for 28 days without any approval
- Planning permission is never required during that period
- Fire safety requirements do not apply
- A structure can be repeatedly installed without further consideration
- A structure used by the public is automatically exempt from all regulations
Building Regulations, planning legislation and other regulatory systems operate separately.
A temporary structure may be exempt from one approval process but still require consent or compliance under another.
For example, planning rules may apply to the use of land, the erection of a structure or the impact of an event. Local authority licensing requirements may also apply to certain temporary structures and activities.
What Happens if a Temporary Structure Will Remain for More Than 28 Days?
If a temporary building is intended to remain in place for more than 28 days, it may not qualify for the specific temporary-building exemption.
The structure should then be assessed based on its:
- Size
- Design
- Construction
- Intended use
- Occupancy
- Location
- Duration
- Connection to existing buildings
- Fire risk
- Structural requirements
A longer-term temporary building may need to comply with relevant Building Regulations requirements and may require a building control application.
Examples may include:
- Temporary classrooms
- Modular office buildings
- Portable healthcare facilities
- Temporary commercial buildings
- Long-term site accommodation
- Temporary accommodation
- Modular buildings used during refurbishment projects
The fact that a structure can be dismantled or relocated does not automatically make it exempt.
A modular building may be marketed as temporary but still operate as a fully functional building for several months or years.
Do Temporary Classrooms Need Building Regulations Approval?
Temporary classrooms may require Building Regulations approval depending on the details of the project.
Schools may use temporary classrooms to provide additional teaching space during:
- Increased pupil numbers
- Refurbishment projects
- Building works
- School expansion
- Emergency accommodation needs
Because classrooms are occupied by students and staff, important considerations may include:
- Structural safety
- Fire safety
- Means of escape
- Ventilation
- Lighting
- Accessibility
- Sanitary facilities
- Energy performance
The duration of the classroom’s use may also affect the applicable requirements.
A classroom installed for a short period may be assessed differently from a modular education building intended to remain on site for several years.
Professional Building Regulations advice can help determine the appropriate approval route.
Do Temporary Offices Need Building Regulations Approval?
Temporary offices can range from small site cabins to large modular office buildings.
The requirements may depend on:
- The intended duration
- The number of occupants
- The size of the building
- The location
- The type of construction
- Whether the building is connected to utilities
- Whether it includes toilets, kitchens or meeting rooms
A small site office associated with construction activity may be treated differently from a temporary office building used as a long-term workplace.
Workplace safety, fire precautions and accessibility may also need to be considered.
Do Marquees Need Building Regulations Approval?
A marquee may be treated differently depending on its size, location, duration and use.
A small marquee used briefly for a private event may not require Building Regulations approval under the temporary-building exemption.
However, larger marquees and event structures may still be subject to other requirements.
These may include:
- Structural safety assessments
- Fire safety measures
- Emergency exits
- Crowd management
- Licensing requirements
- Local authority permissions
- Electrical safety requirements
In some locations, local legislation or additional local authority controls may apply. For example, certain London authorities operate specific consent processes for temporary structures under local legislation.
Event organisers should check the requirements with the relevant local authority before installation.
Temporary Structures Used by the Public
Temporary structures used by large numbers of people may require more detailed safety consideration.
Examples include:
- Event venues
- Exhibition buildings
- Temporary theatres
- Pop-up restaurants
- Temporary retail spaces
- Public seating structures
- Festival buildings
Important issues may include:
- Safe occupancy levels
- Structural stability
- Fire resistance
- Emergency escape routes
- Fire detection and warning systems
- Emergency lighting
- Accessibility
- Safe entrances and exits
- Crowd movement
Even where a structure is exempt from a formal Building Regulations approval process, safety obligations may still apply.
The structure should be appropriately designed, installed and maintained for its intended use.
Planning Permission vs Building Regulations for Temporary Structures
Planning permission and Building Regulations are separate systems.
Planning permission is mainly concerned with whether a development is appropriate for a particular location.
Planning considerations may include:
- Land use
- Design and appearance
- Impact on neighbouring properties
- Traffic and parking
- Local character
- Environmental effects
- Compliance with planning policies
Building Regulations focus on the technical standards of the structure.
They may consider:
- Structural safety
- Fire safety
- Ventilation
- Accessibility
- Energy efficiency
- Drainage
- Electrical safety
A temporary structure may fall into one of several categories:
- It may require both planning permission and Building Regulations approval.
- It may require planning permission but be exempt from Building Regulations.
- It may require Building Regulations approval but not planning permission.
- It may be exempt from both, although other requirements may still apply.
Each project should be assessed individually.
Planning Build can provide support with both planning permission advice and Building Regulation compliance.
Other Temporary Structures That May Require Assessment
Temporary Storage Buildings
Temporary storage buildings may be used for seasonal stock, construction materials or commercial operations.
The requirements may depend on:
- Building size
- Height
- Duration
- Occupancy
- Storage contents
- Fire risk
- Location
Where hazardous materials are stored, additional safety requirements may apply.
Modular Buildings
Modular buildings can be used for offices, classrooms, healthcare facilities, retail units and accommodation.
Although modular buildings are often relocatable, they may remain in place for extended periods.
They may therefore require Building Regulations approval, particularly where they are occupied regularly or connected to permanent services.
Temporary Healthcare Buildings
Temporary healthcare facilities may require detailed consideration because they can be used by patients, staff and members of the public.
Requirements may include:
- Accessibility
- Fire safety
- Ventilation
- Sanitary facilities
- Infection control
- Structural safety
Temporary Accommodation
Temporary accommodation may require Building Regulations approval depending on its design and intended use.
Sleeping accommodation can introduce additional safety considerations, including:
- Fire safety
- Means of escape
- Ventilation
- Thermal performance
- Sanitary facilities
A structure intended for sleeping should not be assumed to qualify for the same exemptions as a short-term event structure.
Common Misconceptions About Temporary Structures and Building Regulations
“Temporary Means Building Regulations Do Not Apply”
This is not always correct.
Some temporary buildings may be exempt, but the exemption depends on the relevant conditions and the circumstances of the project.
“The 28-Day Rule Means No Approval Is Needed”
The 28-day period relates to a specific Building Regulations exemption for certain temporary buildings.
It does not automatically remove planning, licensing, safety or other legal requirements.
“Portable Buildings Are Automatically Exempt”
A portable or modular building may still require Building Regulations approval.
Its planning and building control position depends on its use, duration, design and installation.
“Planning Permission Covers Building Regulations”
Planning permission and Building Regulations are separate.
Receiving planning permission does not mean that the building automatically complies with Building Regulations.
“A Temporary Structure Does Not Need Fire Safety Measures”
Temporary structures may still present fire risks.
Appropriate fire precautions, escape arrangements and safety measures may be required based on the structure’s use and occupancy.
How to Check Whether Your Temporary Structure Needs Building Regulations
Before installing a temporary structure, consider the following questions:
- How long will the structure remain in place?
- What will it be used for?
- Will employees, students or members of the public use it?
- Will anyone sleep in the structure?
- What is the structure’s size?
- Is it connected to water, drainage or electricity?
- Is it attached to an existing building?
- Does it contain kitchens, toilets or other facilities?
- How many people will use it?
- Are there any fire or accessibility risks?
- Does the site have planning restrictions?
You should then contact the relevant building control body or obtain professional advice.
The government advises checking with a building control body where it is unclear whether a project is exempt or requires approval.
Planning Build can help review the project and identify the appropriate Building Regulations and planning requirements.
How Planning Build Can Help
Temporary structures can involve several different approval processes.
Depending on the project, you may need support with:
- Building Regulations assessments
- Planning feasibility
- Planning strategy
- Planning applications
- Architectural drawings
- Technical design
- Building control submissions
- Coordination with consultants
- Compliance documentation
Planning Build provides professional services to support projects from the initial concept through to planning and technical approval.
Our services include:
- Building Regulation compliance
- Planning permission advice
- Planning application support
- Feasibility advice and planning strategy
- Architectural design
- Planning appeal support
By obtaining professional advice before installation, you can identify the relevant requirements and reduce the risk of delays, non-compliance and unexpected costs.
Frequently Asked Questions
Do you need Building Regulations for a temporary structure?
It depends on the structure and its intended duration.
Certain temporary buildings may be exempt where they are not intended to remain where they are erected for more than 28 days. However, structures intended to remain longer may require further assessment and may need Building Regulations approval.
Does the 28-day rule apply to all temporary structures?
No.
The 28-day period relates to a specific Building Regulations exemption and should not be treated as a general exemption from planning permission, licensing or other legal requirements.
Do temporary classrooms need Building Regulations?
Temporary classrooms may require Building Regulations approval depending on their size, duration, use and design.
Because they are occupied by students and staff, fire safety, accessibility, ventilation and structural safety may need to be considered.
Are portable buildings exempt from Building Regulations?
Not automatically.
A portable building may require approval depending on its intended use, duration, installation and technical characteristics.
Do temporary buildings need planning permission?
Some do.
Planning permission is separate from Building Regulations. A temporary structure may require planning permission even if it is exempt from Building Regulations.
What happens if a temporary structure stays longer than planned?
If the structure remains longer than the period used to support an exemption, its regulatory position should be reviewed.
Further approvals or compliance work may be required.
Get Professional Advice Before Installing a Temporary Structure
So, do you need building reg for a temporary structure? The answer depends on the structure’s duration, use, size, design and level of occupancy.
A genuinely short-term structure may benefit from an exemption, but this does not automatically remove planning, safety, licensing or other requirements.
Longer-term temporary buildings, including modular offices, classrooms, healthcare facilities and commercial structures, may require Building Regulations approval and should be assessed before installation.
Planning Build can help you understand the requirements for your project, assess the relevant regulations and prepare the necessary planning and technical information.
Visit our services page to explore our planning and Building Regulations services, or contact Planning Build to discuss your temporary structure with our team.
