Guide
Oil tank rules for homes in England
Short answer
Approved Document J sets the rules for home oil tanks. A tank needs a bund if it holds over 2,500 litres or sits near water, a well, a spring or an open drain. A tank within 1.8 metres of the house, or 760 millimetres of a boundary, needs fire protection. An OFTEC technician can certify the work.
When a tank needs a bund
A bund is a second skin around the tank. It must hold 110% of what the tank holds. Most new domestic tanks are integrally bunded, with the bund built in.
Approved Document J says a home tank needs a bund in any of the cases below.
- The tank holds more than 2,500 litres.
- It is within 10 metres of inland or coastal water, such as a stream or pond.
- It is within 50 metres of a well, borehole or spring.
- A spill could reach an open drain or a loose manhole cover.
- A spill could run across hard ground into water.
- The vent pipe cannot be seen from the filling point.
- It is in a Groundwater Source Protection Zone 1.
How far from the house and boundary
Fire separation protects your home from a fire at the tank. A tank less than 1.8 metres from the house needs fire protection, such as a fire-rated wall or a non-combustible base and barrier.
A tank less than 760 millimetres from a boundary needs a fire wall. At 1.8 metres from the house and 760 millimetres from the boundary, no extra protection is needed. The tank must also sit on a firm, non-combustible base.
Who can install a tank
Use a technician who is competent in oil storage. OFTEC registers technicians for oil tanks, and its scheme lets them self-certify the work.
If the installer is not on a competent person scheme, ask building control before work starts.
Larger tanks and the pollution rules
The Control of Pollution (Oil Storage) (England) Regulations 2001 do not apply to tanks of 3,500 litres or less at a single private home. GOV.UK says homes must follow these rules when the tank holds 3,501 litres or more.
Part J still applies to smaller tanks. A leak from any tank can pollute land and water, and you can be liable for the clean-up.
Local factors in the Cotswolds
Many Cotswold homes are near springs, streams and wells, and the area sits on limestone. Oil can soak into the ground fast. Check the distances above before you choose a tank site.
In a conservation area or the garden of a listed building, a new tank in a new place can need consent. Ask the council first. Screening with a fence or planting can help, but keep the fire distances.
Signs your tank needs replacing
Replace a tank that leaks or shows damage. Look for the signs below.
- Cracks, splits, bulges or white stress marks on a plastic tank.
- Rust, weeping seams or flaking paint on a steel tank.
- Oil smells, oil stains or dead plants near the tank.
- Water in the oil, or a base that is cracked or sinking.
What it costs
See our oil tank replacement cost guide for published prices and what adds to the cost.
Questions
Do all home oil tanks need a bund?
No. Only tanks over 2,500 litres or in a risk location need a bund under Approved Document J. Most new tanks have one built in anyway.
How close can an oil tank be to my house?
At 1.8 metres or more, no extra fire protection is needed. Closer than that, the tank needs fire protection such as a fire-rated wall.
What do I do if my oil tank leaks?
Stop the leak if it is safe, and contain the oil with sand or soil. Call your insurer and an OFTEC technician. If oil reaches water, call the Environment Agency.