Before you even think about transforming a subterranean space beneath your house, you'll need to check the rules around planning permission for a basement conversion.

The process for how to convert a basement should always start with securing the necessary permissions, but the rules around when you need permission and when you don't are complex and depend on various different factors.

To help you determine whether you need planning consent to bring your basement ideas to life, I've spoken to a legal expert about the planning rules for basements.

Do I need planning permission to convert a basement?

Whether or not you need planning permission to convert your basement into living space will depend on where you live, what your plans are and how you propose to use the space.

In general, you can carryout internal conversion works under permitted development, which means you won't need to submit a formal planning application.

However, if your plans involve changes to the exterior of your property, then you may need to apply for planning permission. Steph Lyke, partner within the residential property team at SAS Daniels, explains: 'Planning permission will generally be required if you are creating new space, for example excavating below ground, altering the appearance externally or adding a lightwell or window which will be visible from the street.'

Planning to extend the existing basement or excavate down to increase the available head height could also mean your basement is classed as an extension and so may require planning permission, especially if the additional space will take you over your permitted development allowance.

If you plan on using the converted basement as a separate dwelling, or for business purposes, you will likely also need to apply for planning permission.

Similarly, if you live in a designated zone, like a conservation area or National Park, or a Listed Building your permitted development rights may have been restricted or removed altogether, which means you would need to apply for planning permission to make any alterations to your home. Steph adds: 'Local Authorities do have specific rules though, particularly in conservation areas, so it's always best to check with the Planning Department or consult a local planning professional.'

Do I need planning permission to build a new basement?

If you want to build a new basement, meaning to you plan to excavate beneath your property to create the space from scratch, then you will almost certainly need planning permission.

Planning Portal advises that: 'The creation of a new basement will commonly require planning permission, often due to the effect on the external appearance of the property. A lightwell may be installed to allow light to enter the basement; if this is on the front of the property and visible from the street there may be stricter rules on the appearance than if it is located on the rear or side of the home.'

This is also a very costly process, and so only really makes sense in large cities where the added space will boost your home's value by more than the project cost. Before thinking about excavating a new basement, it's more cost-effective to look at converting a loft or garage, or building an extension first to see if that will give you the additional space you require.

What other permissions do you need to convert a basement

Whether you need planning permission for your basement conversion or not, there are other consents and approvals that you will need to secure.

A Lawful Development Certificate is a good idea if your basement conversion plans fall within the scope of permitted development, especially if you plan on selling your home in the future. This proves that the work was undertaken lawfully.

'Building Regulation approval will generally always be required,' adds Steph Lyke. 'This ensures works are carried out to current building regulation standards, and will cover any electrical installations, structural alterations , staircases etc.' Building regulations for basement conversions can be very exacting, especially when it comes to waterproofing and ventilation so it's important you follow the guidance set out by the regulations.

You should also double check the legal status of your property, explains Steph: 'If the property is leasehold, don’t forget to obtain Landlord/Freeholders consent first.'

Finally, if your proposed work impacts a wall or boundary you share with a neighbour, you will need to have a Party Wall Agreement in place.

FAQs

What happens if I convert my basement without planning permission?

If you convert your basement without planning permission and it later transpires that you should have submitted an application, you can submit a retrospective planning application and seek permission after the fact. However, there is no guarantee that this will be granted, so you should always secure consent before any work begins.

It's also possible that you could face enforcement action to make changes to your work to make it compliant with the planning rules, or even undo it in its entirety.

As well as making sure you have planning permission in place if you need it, you should also avoid this basement conversion mistake if you want your project to be a success.

While less common in the UK than transforming a loft, basement conversions can be a brilliant way to add space to a house without extending its footprint.

That said, when it comes to how to convert a basement, things can be a little more complicated than with lofts or extensions. Not only do you need to consider the practical aspects, such as waterproofing and getting light into the new space, but you also need to ensure the whole project is carried out safely and meets certain criteria.

Basement building regs can be a little confusing, which is why we reached out to the experts to bring you all the advice you need to ensure your own project sails through the approval process and becomes a valuable addition to your home.

Do you need building regs approval to convert a basement?

If you are carrying out a conversion for basement ideas that will create a new habitable space, you will definitely require building regulations approval.

‘If you’re planning to turn your basement into a habitable space, you will need building regulations approval,’ confirms Paula Higgins, CEO of HomeOwners Alliance. 'But it's not just red tape. These rules make sure the space is structurally sound, properly ventilated and insulated, damp-proofed, and has safe fire escape routes.

'Without approval, the conversion won’t be legally recognised, and you could face problems when you sell or insure your home,' continues Paula. 'Basements are particularly prone to damp and structural issues, so building regulations are there to protect you.'

Which building regs apply to basement conversions?

The building regulations are a set of mandatory criteria relating to the design and construction of new buildings in England and Wales, and include extensions, conversions and alterations. They are there to ensure buildings are safe, energy efficient and healthy to spend time in.

'Getting building regulations approval is a legal requirement, not a suggestion, and this applies regardless of whether planning permission is required,' picks up Farook Member, director and home improvement expert at QS Supplies. But which of the regs apply?

'Building regulations have various parts that apply to a basement conversion,' explains Farook, who goes on to list the most relevant.

• Structural (Part A): Relevant for any structural work, such as underpinning.
• Fire safety (Part B): You may need to provide safe escape routes and fire doors.
• Ventilation (Part F): Essential in preventing damp and condensation. You can find out more about basement ventilation in our guide.
• Thermal Insulation (Part L): Walls, floors and ceilings need to be to current thermal performance standards.
• Sound Insulation: If your basement is under or adjacent to a habitable room.
• Drainage and damp proofing (Part C): Generally includes waterproofing and sump pump system.

What kind of building regs application do you need for a basement conversion?

Just as with building regulations for extensions, there are several different types of application that you can make for basement conversions, with each being suitable for various types of projects.

The two most relevant to basement conversions are a 'Full Plans Application' or a 'Building Notice'.

'For most basement projects, the best route to obtain building regulations approval is with a Full Plans Application,' advises Paula Higgins. 'This involves submitting drawings for approval before you start, so you can move forward knowing your design meets the rules.

'While you can choose a Building Notice, which allows you to begin work without approved plans, this is generally unsuitable for basement projects because of the complexity involved.'

How much does a building regs application cost?

Another basement conversion mistake is to forget to factor in a building regulations application into your overall basement conversion costs, although the exact cost will depend on your local authority.

'As an example, Calderdale Council charges around £330 for a basement conversion up to 100m² under a Full Plans application,' explains Paula Higgins. 'That includes the plan checking and inspection stages. Other councils may charge more, and many homeowners find fees fall between £500 and £1,000 depending on the scale of work.

'The best advice is to check your own council’s building control fee schedule before you begin.'

'This is only the cost of the application and does not include structural engineering and professional fees,' points out Farook Member.

What other permissions might you need to convert a basement?

It isn't just building regulations approval that you need to arrange before converting your basement – you might also need planning permission.

'In some cases, a basement conversion can fall under permitted development rights, particularly if you are converting an existing cellar and not making any external changes,' points out Paula Higgins. 'However, if you are excavating a new basement, adding a lightwell or changing the external appearance of your home, you are more likely to need planning permission.

'Rules are stricter if your home is listed or in a conservation area,' continues Paula. 'Because the criteria can vary, the best thing to do is call your local council’s planning department before you begin, so you know exactly what applies to your property. You can find your local planning authority through the Planning Portal.

If you live in a listed property, you will need to apply for listed building consent in order to convert your basement.

Do you need a Party Wall Agreement for a basement conversion?

If your conversion will affect any party walls, it will be necessary to familiarise yourself with the Party Wall Act.

'If you are excavating close to or beneath a shared wall, the Party Wall Act will apply,' advises Paula Higgins. 'That means you’ll need to formally notify your neighbours and may need a Party Wall Agreement in place before you can start work.

'Basement conversions are particularly disruptive, so it pays to get things right from the start,' adds Paula. 'Find and speak to a party wall surveyor who can explain what's needed, guide you through the process and make sure the project goes smoothly. The last thing you want is a dispute with a neighbour.'

FAQs

What is the difference between a basement and a cellar?

The terms 'cellar' and 'basement' are often used interchangeably in the UK, leading to some confusion in terms of how they differ.

In truth, they are very similar, however there are a few key differences.

Both sit either partially or entirely beneath the house, but cellars tend to be smaller, used for storage or housing plant only and are not usually suitable as habitable spaces.

Basements, on the other hand, are usually better ventilated and often feature natural light sources, making them more suitable for conversion into habitable spaces.

Mulling over the idea of a basement conversion? This is not always a straightforward project so be sure to look into all the things you need to know before converting a basement first.

If you’re planning any maintenance work on your roof in the run-up to the colder months, then legal experts say you need to check for bats, as this could land you with a hefty fine of up to £5,000 per bat.

Bat populations have declined massively in the UK over the past century, which is why it’s more important than ever to know how to attract bats and make your wildlife garden hospitable for them.

Bats are protected by law in the UK, so if you disturb any that might be roosting in your roof by carrying out any maintenance, you risk breaking the law. This is everything you need to know.

The law

In the UK, all bat species and their roosts are protected by the Conservation of Habitats and Species Regulations 2017 and the Wildlife and Countryside Act 1981. This makes it a criminal offence to disturb bats or damage or destroy a bat's roost, whether it is occupied or not.

‘It can be a criminal offence to disturb bats or even an empty roost. You may be charged by the police, fined, even imprisoned, and/or made to pay compensation for the rehoming of bats,’ says Austin Lafferty, Consultant Solicitor at Austin Lafferty Solicitors.

‘As bats tend to return to the same roosts each year, these sites are protected whether the bats are present or not. Thus, damaging or removing annual roosts is illegal even if planning permission is granted.’

You can be charged up to £5,000 per affected bat if you’re found to have disturbed or destroyed their habitat, intentionally or not.

This time of year is busy for both bat activity and home improvements ahead of autumn, so it’s even more important to be aware of the law.

‘It’s not just about avoiding penalties. Disturbing a roost during the breeding season can devastate an entire local bat population,’ says a spokesperson for ecology consultancy Arbtech.

‘Even if you don’t see bats, they could be present, and you could still be committing a criminal offence by damaging their habitat, so it’s crucial to check for bats before any work begins, no matter how small the job may seem.’

Signs bats are nesting in your roof

If you have any home renovation plans or upkeep to get started on your roof, you should first check for signs that bats are nesting.

‘Bats can be seen – usually at dusk or dawn, flying in and out of enclosures like gaps between a roof and eaves. If you see bats flying above your garden, then it is likely they come from your roof or a neighbouring one,’ says Austin.

‘The best way to check whether there is a roost in your property is to commission a bat survey from a licensed professional – indeed, the local planning authority may insist on this if it is known that there are species of bats locally. There may be bats roosting or signs like piles of dropping or other waste left by the inhabitants. That survey in turn may lead to an impact assessment and protection plan – perhaps to find or construct an alternative roost.’

The experts at Arbtech also recommend looking out for bat droppings, listening out for strange chittering, squeaking or rustling noises from your loft and strong musty odours. Bats may also leave scratch marks on your loft walls as they navigate and can leave oily, greasy marks around entry points such as roof tiles and eaves.

Make bats feel at home

Bats are amazing natural pest control and an important part of any ecosystem. Installing a bat box in your garden provides a safe, artificial roost for bats to nest - that isn't your roof!

Do you have bats nesting in your garden?

For many, renovating a house has earned a reputation for being a bit of a money pit. After all, with a lot of renovation work, you can often only discover the true extent of the work required once work has begun.

While this means a contingency fund is essential, especially if you are trying to renovate on a budget, it's also important to be savvy and ensure you are directing your funds to the right places

To help you determine where to spend and save, renovation expert Natasha Brinsmead, who has multiple renovation projects under her belt, shares where she regrets overspending in the past.

1. We didn't consider the colour scheme effectively

Choosing the right colour scheme for your home is crucial, but this can be a real challenge when renovating.

'Despite buying more colour sample pots than any reasonable people should, and covering the walls with patches of them before proceeding to check on how they changed with the light throughout the course of the day, we still ended up changing the entire scheme at least three times which really added up cost-wise,' explains Natasha.

'It sounds silly now, but the main issue was that we didn’t give enough thought to how we wanted the room to end up looking in terms of flooring and furnishings, or how the color scheme would work as a whole.'

'We should have spent some time creating a mood board and included everything from the types of fabrics we wanted to the shades of carpet we were opting for. Even the hues we were painting the cabinetry to house game consoles had an effect. If we had done this we wouldn't have wasted so much time and money.'

2. We got carried away with finishing touches

In many renovation projects, there can be a lot of work that isn't visible when the work is complete, like an upgraded heating system or improved insulation. However, that means it's all too tempting to direct your budget towards finishing touches, which may not be the right move.

Natasha explains: 'A good example is our light switches and electrical outlets. Rather than going for cost-effective white standard covers, we splashed out on high-end brushed chrome versions and while one or two might not have added up to much when you consider how many outlets you end up having in the average house, the outlay was pretty considerable.

'We should have just used these super smart covers for the principal rooms such as the living room and dining room, and stuck to cheaper, standard fittings for the less public-facing rooms, such as the utility room and bedrooms.'

3. I regret opting for real stone tiles

You choice of materials can heavily impact your budget, but it's worth looking around to see if you can achieve the same look for less, without compromising on quality.

'In our first renovation project, we went for large-format limestone tile in the bathroom - not just for the floors but all up the walls too,' says Natasha. 'They looked stunning, but they certainly didn’t help with keeping our new bathroom cost down. Add to that the fact that we had to call in the help of a professional to fit them as they were too heavy and hard to cut for us to feel confident we wouldn’t damage them by trying to fit them ourselves, and they gobbled up a large portion of our bathroom budget.

'This time round we opted for porcelain tiles instead — lighter, cheaper, and far easier to lay ourselves.'

4. We paid more for reclaimed roof tiles where no-one could see them

If your renovation plans include building an extension, then sourcing materials that match the existing property can help the new addition feel like it's always been there. But there are some instances where this can unnecessarily eat into your budget, as Natasha discovered.

'We were really keen that our double-storey extension would tie in perfectly with the existing house and spent ages scouring salvage yards for reclaimed bricks that would match the old ones. While this wasn’t the cheapest option, I am so glad we did as they really add so much to the external look of the finished house.

'But this is the part where we went wrong — we did the same when it came to the roof tiles for the double-storey section of our extension, opting for reclaimed clay to tie in with the originals. This is where we definitely overspent — right up there on the two-storey roof we really can’t see those tiles and concrete look-a-likes or machine-made clay probably would have done the job just fine for a fraction of the cost. For the one-storey kitchen extension, on the other hand, the real slates were a good investment as they are plain for all to see.'

5. We drastically underestimated how much waste there would be

'Don’t underestimate how much it will cost you to get rid of the huge amount of waste that is produced from a renovation project,' says Natasha. 'Whether you are ripping out bathrooms or an old kitchen, or simply stripping out one room, you are going to need a way of disposing of the resulting mess.'

Depending on the scale of your renovation, hiring a skip may be unavoidable, but it's worth taking the time to assess what size skip will be best. Too small, and you'll need it emptied multiple times which will add to the cost, too big and you'll be paying for capacity you won't be using.

If your renovation work is small scale, or a skip isn't feasible, then you could consider skip bags, like HIPPOBAGS, which you can fill and then arrange collection. The bag itself starts from £16, or you can buy a bag and collection from £205.

For more tips from Natasha, check out her breakdown of the things she's glad she didn't scrimp on during her renovation to help you plan your budget effectively.

All too often homeowners forget to investigate whether they will need planning permission to add a new driveway, which can mean costly and time consuming alterations needing to be carried out unnecessarily.

While not all driveway ideas will require a planning application to be submitted, there will be instances where it is necessary for work to be carried out legally.

This guide explains exactly what kind of work you can carry out to your driveway without planning permission and when you might risk falling foul of the law if you don't apply.

Do I need planning permission for a driveway?

Whether you are creating a new driveway from scratch or updating an existing, but rather tired, driveway, the good news is that in a great many instances, planning permission won't be required.

'In many cases, no formal planning permission is required to create or replace a driveway at the front of a house – this usually falls under permitted development rights.' confirms professional planning consultant Simon Rix of Planix.UK Planning Consultants. 'However, there are some important caveats, especially relating to drainage and access.'

'In most cases, you don’t need planning permission to install or replace a driveway if you're using permeable materials such as gravel, porous asphalt, or permeable block paving,' adds Paula Higgins, chief executive at HomeOwners Alliance. 'These typically fall under your permitted development rights.'

Will my driveway fall under permitted development?

Before ploughing ahead with your driveway dream with no permission, be sure that it meets the criteria needed for it to fall under permitted development.

Simon Rix further explains the stipulations to be aware of. 'You can install, replace, or extend a driveway without a planning application if:

• The surface is made of permeable materials (like gravel, porous asphalt, or permeable block paving); or
• The surface is non-permeable (e.g., tarmac or concrete), but rainwater drains to a suitable area within your property, such as a garden border or soakaway.
• The driveway must be used for domestic purposes and not involve any significant engineering or change in land levels.

When might planning permission for a driveway be required?

Before you breathe too big a sigh of relief though, it is important to be certain that your particular driveway won't require permission – there will be instances when permitted development won't apply. Once again, this largely concerns the matter of drainage.

'There’s no set size limit for driveways under permitted development,' explains Paula Higgins. 'However, what really matters is how the surface deals with rainwater drainage. If your driveway is larger than 5 square metres and you’re using non-permeable materials such as concrete or tarmac, you’ll need to ensure that water drains to a permeable area like a lawn, flower bed or soakaway. If not, you’ll likely need planning permission. Always check with your local planning authority before getting started.'

There are a couple of other reasons why planning permission might be required too. 'If your property is a flat, maisonette, or listed building then permission might be needed,' picks up Simon Rix. 'Also, if you plan to install gates, walls, or fences over 1 metre high adjacent to the road or if the work involves significant changes to ground levels, permitted development might not apply.'

Do I need planning permission to make my driveway bigger?

Providing that by extending your driveway you won't be losing any of your permitted development rights, there will be no need for a planning application.

What this means is that if your plans take your driveway above 5 square metres, you will either need to be using permeable materials or, if not, design your front garden ideas in such a way that water can drain away to permeable area such as a flower bed or to a soakaway.

If you live in a listed building, you will also likely need to apply for listed building consent to expand a driveway.

Is planning permission needed to change driveway materials?

Once again, providing you either use permeable driveway materials or keep your driveway under 5 metres square, there should be no need to apply for planning permission to change your surface materials.

Even if you are changing to a non-permeable material, providing you incorporate some form of suitable drainage that means surface water can drain away effectively, there will usually be no need to submit a planning application.

As always, if in any doubt, seek advice from a professional planning consultant or give your local planning office a call.

Shop permeable driveway materials

Can I convert my front garden to a driveway without planning permission?

If your current front garden lawn ideas are in the way of where you would like your new driveway to be you may well be considering converting it into parking space.

'This is very common, but the same drainage rules apply – permeable surfacing or controlled water run-off is essential to avoid the need for planning,' explains Simon Rix.

'If you remove soft landscaping (such as lawns, planting or beds), you may need to check with the local council if there are conditions attached to previous permissions, especially in conservation areas.'

Will I need to create a dropped kerb?

If you are creating a new driveway, either because you have built a new house from scratch, are converting an existing front garden into somewhere to park, or are simply looking for ways to add kerb appeal to your home, you are going to need to think about how you will access it from the road. You can't just drive across the pavement to do this.

'Installing a driveway doesn’t automatically give you the right to drive across the pavement to access it,' picks up Paula Higgins. 'If you plan to do so, you’ll need a dropped kerb: a sloping, lowered section of pavement that provides vehicle access from the road.'

'You will need permission from the local council’s highways department to install or extend a dropped kerb – even if planning permission for the driveway itself isn’t required,' adds Simon Rix.

'It is illegal to drive over a pavement without a dropped kerb, even if you own the land beyond it,' continues Paula. 'In most areas, only the council or their approved contractors can carry out the work.'

'In some cases, this may trigger the need for a full planning application, particularly on classified roads or if visibility splays are poor,' further explains Simon Rix. 'Councils will assess issues like pedestrian safety, proximity to junctions, trees, lamp posts, and parking impact before granting consent.'

'There are costs involved, which typically include an application fee, an inspection by a highways engineer, and the construction work itself,' says Paula Higgins. 'Fees and processes vary between councils, so it’s best to check your local authority’s website for the most up-to-date information.

'Ignoring the rules can lead to enforcement action and potentially having to reinstate the pavement at your own expense.'

FAQs

Should I get a lawful development certificate for my driveway?

It isn't a requirement to obtain a lawful development certificate in order to create a new driveway, but it can be useful.

This is basically a certificate that you can apply for that proves the work you have done is legal, meaning you can crack on with your project feeling confident that you are not breaking any laws. It is also useful if you plan on selling your house at some point as it shows potential buyers that work was carried out lawfully at the time of construction.

Application fees are currently £103 in England, £85 in Wales, and £101 in Scotland.

Whether or not you need planning permission for your drive, you'll need to know the best time to get your driveway done in order to achieve the ideal results.

If you need extra space within your home but are keen to avoid the cost and disruption of a full-blown extension, then a garage conversion could be the answer.

That said, when it comes to how to convert a garage, it isn't completely straightforward. True, planning permission won't usually be required, but there are other factors to consider too if you want the project to add value and exactly the kind of space you need.

In this guide, we explain garage conversion building regulations – which you need to be aware of and how you can ensure your new addition complies.

Do building regulations apply to garage conversions?

There are very few extension and home improvement jobs that don't require building regulations approval – and your garage conversion ideas are no exception.

'In almost all cases, you'll need building regulations approval for a garage conversion,' confirms Paula Higgins, CEO of HomeOwners Alliance. 'This is because you're changing the use of a space and potentially altering its structure, insulation and services, such as heating and electrics.'

'Building regulations apply to garage conversions if said garage is being converted into a habitable space, such as a bedroom or an office,' picks up Alistair Mayne, chief operating officer at Garolla. 'This is required to ensure health and safety, as well as energy efficiency and structural integrity.'

Which specific building regs relate to garage conversion?

Just as when building an extension, it is really useful to understand which sections of the building regulations your garage conversion will need to adhere to. It allows you to see the reasoning behind them and the importance of getting each element spot on.

According to Paula Higgins, building regulations ensure the work meets standards for:

• Structural integrity (Part A)
• Fire safety (Part B)
• Insulation and ventilation (Part L and Part F)
• Damp-proofing (Part C)
• Energy efficiency (Part L)
• Escape routes and accessibility (Part B)
• Electrical safety (Part L)

'The regulations in question also include site preparation and moisture resistance, sanitation and water efficiency, energy efficiency and, in some cases, suitable access,' adds Alistair Mayne.

'The regulations covering damp-proofing are important in a garage as often the existing slab level is level with the driveway and so can allow for water ingress,' points out architect Tina Patel from Architect Your Home. 'This can all be designed out but does need careful consideration so that you don't run into issues later on.'

What kind of application do you need to submit?

It can be a little confusing when it comes to actually submitting a building regulations application.

'You can apply for building regulations approval in two ways,' explains Paula Higgins. 'Either through a Full Plans Application, where detailed plans are submitted and approved before work begins, or via a Building Notice, which is quicker but doesn't provide the same reassurance of pre-approval.'

'As a garage conversion is a relatively small project, we would make a submission to either local authority or a private building control company under what is known as a Building Notice,' picks up Tina Patel. 'This means you can start works after up to five days of the notice being submitted.

'As part of this type of application, the building control officer will undertake visits to check the work at key intervals during the build, such as when the waterproofing is installed and the insulation.'

'Once complete, you'll receive a completion certificate – crucial if you ever decide to sell your home,' adds Paula Higgins.

Can your architect submit an application on your behalf?

For some people, having to submit for building regulations for extensions or conversions approval can just be something that they don't have time for – in which case, your architect or designer can absolutely help you out.

'If you have had drawings prepared and worked with an architect, they would normally advise and make the submission,' explains Tina Patel. 'If not, the application can be done by your builder, although legal responsibility sits with the homeowner.

'Following recent legislative changes to the building regulations, you will need a 'principle designer' to co-ordinate for compliance and they will be required to sign the respective forms at the end of the works to obtain the final certificate,' points out Tina. 'If you have not engaged an architect, you may have to engage someone else and demonstrate that they have the competence to take on this role.'

What happens if you don't adhere to building regs when converting a garage?

It is never a wise move to try to skip applying for building regulations approval or to attempt to cheat the system.

'If you do not obtain the right type of building regulations sign off for your works, this is likely to be problematic should you ever need to sell your home,' explains Tina Patel. 'Without the right completion certificates and paperwork, you may need to take out an indemnity insurance or see buyers drop out or reduce their offer due to uncertainty over the legality and quality of the work.'

There are also some even more serious consequences to bear in mind.

'If you do not adhere to building regulations, there are some severe consequences, including having to remove the conversion work at your own expense, potential legal action, and even issues with insurance claims,' warns Alistair Mayne.

What other permissions do you need?

In addition to building regulations, there are a few other rules and regulations to bear in mind.

The good news is that, in most cases, planning permission won't be one of them.

'If your garage is integral to your house (attached or part of the structure), you usually do not need planning permission to convert it into living space,' confirms Paula Higgins. 'This type of work generally falls under permitted development rights, which allow homeowners to make certain changes without formal permission.

'Garage conversions are a very popular project to pursue under permitted development,' continues Paula. 'In fact, only 10% of projects undertaken require a full planning application.'

'If you happen to be in a conservation area, the conversion of a garage may require planning so it is always worth checking with a local architect who has experience in conversions,' points out Tina Patel. 'We would always advise making an application for a certificate of lawfulness to ensure you have a paper trail to prove the works have been done under the correct legislation.'

Will I need to serve a Party Wall Notice?

Planning permission aside, you may need to take the Party Wall Act into consideration.

'Party wall consents may be required if you need to underpin or instate new foundations to make the garage space habitable,' picks up Tina Patel. 'If you are raising a shared wall or cutting into this in any way – and this can include instating a damp proof membrane – then this may all need Party Wall Notices to be submitted.'

FAQs

How much are building regulations application fees?

You will need to factor these into your overall garage conversion costs.

While this can vary, depending on where in the country you live, expect fees to start at around £600.

While it is usually possible to carry out this kind of project under permitted development, it is still worth looking into garage conversion planning permission to make sure you aren't breaking any rules.

Building regulations can be a minefield for any project - but do they apply where annexes are concerned?

The world of building regulations for this type of space can be complex. Ultimately, the answer depends on how you intend to use the space. To help give you an idea, I've asked the experts to break down when an annexe needs to meet building regulations and when it doesn't. But as these rules can depend on where you live, it's always best to double check with Local Authority Building Control before you start work to make sure you stay on the right side of the rules.

Do building regulations apply to an annexe?

Rules and regulations for annexes is a murky world, and specifics of what the space will be used for will ultimately inform the consent you need in terms of both building regulations and planning permission for an annexe.

'The name itself isn’t what matters most, what really counts is how the space will be used,' explains James Home, founder of Okopod. 'If it’s a self-contained space, like an annexe or granny flat, with a kitchen, bathroom, or sleeping area, then it’s classed as habitable, and that usually means you’ll need full planning permission and Building Regulations approval.'

However, as Jo Berrington, director at The Garden Room Guide, explains: 'There is an alternative route under the Caravan Act, where the annexe is classed as a mobile home. In these cases, Building Regulations approval isn’t required, but buyers will still need to obtain a Certificate of Lawful Development to confirm that the structure is legally permitted on the site. This route has some restrictions — the building must remain movable and be used in a way that's incidental to the main house, not as a rental or business premises.'

Building regulations for habitable annexes

'In most cases, if you’re building an annexe, full Building Regulations will apply because it’s considered habitable accommodation,' adds James Home. 'That means the structure needs to meet a wide range of standards covering:

• Part A – Structural safety
• Part B – Fire safety
• Part F – Ventilation
• Part L – Energy efficiency
• Part H – Drainage and waste
• And possibly others, depending on the design and use'

Building regulations for non-habitable annexes

James Home continues: 'For outbuildings like sheds, home offices, or garden rooms that aren’t used for as liveable spaces, there may be exemptions, especially if they’re under 30 square metres, single-storey, and made from non-combustible materials. The safest approach is to speak to Building Control early in the process so you know exactly what’s required for your specific build.'

FAQs

What kind of building regulations application do I need?

There are two types of building control applications. The first, a Full Plans application, will review your plans before any work begins. It is most expensive upfront, but might save any expensive remedial work being carried out further down the line.

The second type of application is a Building Notice. If your annexe is uncomplicated and you trust the work will be completed complying with the regulations, you can fill this application and begin work after 48 hours.

Which type of application you choose is ultimately your choice based on speed and budget, but as a general rule of thumb, I would suggest a Full Plans application for habitable spaces, especially those with heating, lighting and a bathroom or kitchen.

Who is responsible for ensuring building regs compliance for an annexe?

Many custom-build annexe companies might offer to take on the building control application on your behalf, but when it all comes down to it, you as a homeowner need to ensure the work complies with building regulations. And even if your annexe provider makes the application on your behalf, you still may have to complete and sign a declaration as the customer.

'Ultimately, the homeowner is legally responsible, but in practice, most people choose to work with a specialist company that handles the entire process on their behalf,' says Jo Berrington. 'We always recommend confirming who is responsible for each stage of the process before committing to a build — particularly if multiple contractors are involved.'

If you choose to take on the responsibility of applying for building regulations yourself, you can either contact your local authority building control (LABC) directly, or use a private company. The latter will be more expensive, but might ensure your project runs smoother than having to wait for the LABC to make a home inspection visit.

What can happen if you don’t get building regs approval for your annexe?

Neglecting to obtain building regulation approval where it is deemed necessary is a very serious issue. The LABC can demand the work is altered and made compliant, is taken down entirely, or for you to pay a hefty fine.

If you want to move house in the future, trying to sell a property without the necessary certifications and documentation might prove tricky and could reduce your home's value as a consequence.

If you're as yet undecided about how best to use your new space, these garden room ideas might help you decide.

Most owners of terraced or semi-detached properties will, at some point, find themselves needing a party wall surveyor. But how much does a party wall surveyor cost?

If you live in a property that shares a wall (or two) with an adjoining property, you should get to understand the world of party walls as soon as you can. While there is no reason for disputes to arise when carrying out work that might affect this type of wall, all too often, issues can crop up to cause neighbourly quarrels.

This is where a party wall surveyor can help, untangling any confusion over responsibilities and organising agreements that will, hopefully, help repair fractured relationships with neighbours.

How much does a party wall surveyor cost?

While you might be keen to avoid adding to the costs of building an extension or carrying out the home improvement project you are about to undertake, it can sometimes be unavoidable to bring in a party wall surveyor. Understanding their fees will help avoid any nasty surprises.

That said it is not always easy to give exact figures.

'The cost of a party wall surveyor varies depending on location, the complexity of the project, and whether one or multiple surveyors are involved,' explains planning consultant Simon Rix of Planix.uk. 'Typically, fees range from £800 to £2,500 per surveyor.'

'Most party wall surveyors charge an hourly rate that is usually between £90 and £450 an hour,' adds Chief Executive of HomeOwners Alliance Paula Higgins.

What does a party wall surveyor do?

It is understandable that before budgeting for – and certainly before paying – a party wall surveyor, you will want to know exactly what it is they do and what, exactly, you are paying them for. All of this needs to be accounted for in your extension costs.

'The surveyor's role is to ensure that the proposed work does not cause unnecessary harm to the neighbouring property,' clarifies Simon Rix.

'They assess the plans, inspect the site, prepare a Schedule of Condition (a record of the adjoining property before work begins), and issue a Party Wall Award, setting out the rights and responsibilities of both parties. This process helps ensure that the work proceeds smoothly while protecting the interests of all involved.'

There are other things a party wall surveyor can help with too, as Paula Higgins lists:

• Prepare and serve formal notices
• Create detailed condition surveys before work begins
• Inspect ongoing work to ensure compliance
• Resolve disputes between property owners
• Document the condition of properties before and after construction

What factors might impact the cost?

Of course no two projects will be the same. Party walls need to be considered in all kinds of instances, from loft conversions to small side extensions.

'The cost of a party wall surveyor depends on where you are in the country and how much work they need to do,' picks up Paula Higgins.

'The average project typically costs around £1,000 for a Party Wall Agreement to be arranged, but this can rise depending on the complexity of the project and the number of surveyors involved,' continues Paula.

'You could pay £900 for a straightforward loft conversion with only one party wall surveyor involved, but this could rise to around £6,000 for a basement building project with two surveyors.

'While these averages give you an idea of a party wall surveyor costs, you should contact a local party wall surveyor to get a detailed quote,' adds Paula.

Who is responsible for paying the party wall surveyor?

Being shared structures, the question of who is responsible for repairing a party wall often comes up. In most cases, this usually falls on both owners. That said, there are exceptions, such as when damage has been caused by the actions of just one owner.

If it can't be agreed on, a party wall surveyor can be brought into settle the matter, in which case they will usually be paid by the homeowner disputing responsibility.

However, in cases where a party wall surveyor is being brought in to draw up a Party Wall Award, it is common that the owner planning the building work will pay the costs for having the Award drawn up.

Is it a legal requirement to have a party wall surveyor?

In many cases, a party wall surveyor might not be needed at all. However, if you are wondering is it illegal to ignore the Party Wall Act, then you should know that failure to serve a Party Wall Notice at all could be deemed illegal.

If you are on friendly terms with your neighbour, you can speak to them about the work you have planned that will be affecting the wall. You will then need to give notice of this work to them in writing (a Party Wall Notice). If they agree to this (ideally also in writing), you can go ahead without the need for a surveyor.

Can a party wall surveyor help with disputes?

Should you neighbour refuse to agree to your planned work, the 'dispute resolution process' needs to be undertaken and you will need to hire a party wall surveyor to come up with an agreement. You can either use the same surveyor or use separate professionals.

'If both parties agree to appoint a single surveyor, costs tend to be lower, but if each appoints their own, expenses increase,' points out Simon Rix.

A party wall surveyor can also help with disputes as to who is responsible for organising and paying for repairs to party walls.

Where can you find a party wall surveyor?

Just as when it comes to how to find a good builder, there are several different ways to find and appoint a party wall surveyor in your area.

A great starting place is the Institute of Party Wall Surveyors (IPWS). There is a form you can fill out to track down the right kind of professional in your area.

Alternatively, the Royal Institute of Chartered Surveyors (RICS) also has a 'Find a Member' tool that can help you find a surveyor near you.

FAQs

Can you act as your own party wall surveyor?

This is an important question. While you are quite within your rights to serve your own Party Wall Notice, if your neighbour does not give you permission, you will need to come up with a Party Wall Award.

Under the Party Walls etc. Act 1996, property owners cannot act as their own Party Wall Surveyor. Therefore, in the case of any disagreements, it is best to hire a professional with the necessary memberships and qualifications.

The world of extensions and renovations can throw up a whole host of questions surrounding what you can and can't do without permission. This is where a fully qualified design professional can be worth their weight in gold – check out our guide to how to find the perfect architect to get your project off to the best start.

If you are planning on starting some building work and have neighbours, you may need to know what the Party Wall Act 3m rule is. Especially given the fact that if you ignore it and you could end up in some rather hot water.

While party walls can often be a bone of contention between owners of neighbouring properties, this is most certainly not always the case. Usually, it is just a matter of good communication and a willingness to adhere to the rules surrounding them.

Here, we take a look at the Party Wall Act 3m rule, explaining what it is, why you might need to know about it and how to ensure you are carrying out your home project in accordance with it.

What is the Party Wall Act 3m rule?

Even if your building work doesn't require planning permission, you may still need to pay attention to the Party Wall Act 3m rule.

'The Party Wall Act 3m rule is a provision under the Party Wall etc. Act 1996 that applies when excavation work is planned near a neighbouring property,' explains professional planning consultant Simon Rix, of Planix.uk.

'If you intend to dig within three metres of an adjoining building and the excavation will go deeper than the neighbour’s foundations, you are legally required to serve a Party Wall Notice,' continues Simon.

It is worth noting that this is not a rule that applies throughout the UK.

'The Party Wall Act only applies to houses in England and Wales,' points out Paula Higgins, Chief Executive of HomeOwners Alliance. 'It doesn't apply in Scotland or Northern Ireland.'

What does a homeowner need to do?

Whether you are building an extension, constructing a garden building or even a structure such as a wall, and the work will fall within three metres of your neighbours wall, you are going to need to take action before ploughing ahead.

'If you plan to excavate within 3 metres of a building or structure on your neighbour's land, such as a garden wall or a shared party fence wall, and the excavation will be deeper than the bottom of the foundation of the adjoining structure, you must serve a Section 6 – ‘Excavation and Construction’ Notice under the Party Wall etc. Act 1996,' explains party wall surveyor Richard Johnson of partywall.expert.

So, exactly how do you do this? Paul Higgins explains.

'The Party Wall Act's 3 Metre Rule requires property owners to serve a formal notice to their adjoining neighbours,' she begins. 'This notice must be provided in writing at least one month before the planned work commences. This gives neighbours the opportunity to consent to or dispute the proposed works.

'The purpose of this rule is to prevent potential damage to neighbouring properties due to construction work.'

'A Section 6 Notice must include detailed plans and sections showing the site, the depth of any proposed excavation, and the location of any new structures,' adds Richard Johnson.

Do you have to submit a notice?

If you are wondering is it illegal to ignore the Party Wall Act or thinking you can get away without serving your affected neighbours with notice of your intended works, then think again – failure to do so could mean you are breaking the law.

'The adjoining owner could apply for an interim injunction at court to stop you proceeding with notifiable works,' warns Richard Johnson. 'You would have to comply with the injunction and stop work. Failing to comply with an injunction could result in a fine or even committal to prison.'

What happens if the neighbour doesn't give consent?

Your extension ideas are in place, the work has been planned, the notice has been served to the owners of the affected property and everything seems to be going to plan. But then, you get a response you weren't expecting – your neighbours refuse to agree with the work you intended to carry out. What then?

'By serving a Party Wall Notice, this gives your neighbour the opportunity to review the plans and either consent or dissent,' explains Simon Rix. 'If they dissent, a Party Wall Agreement must be put in place, often involving the appointment of a party wall surveyor.'

'In this case, both homeowner and neighbour can appoint one agreed surveyor, usually within ten days, who can act impartially for both,' picks up Paula Higgins. 'The agreed party wall surveyor should be independent and not the same surveyor the homeowner might be using for their own works. Otherwise their neighbour is unlikely to view the surveyor as neutral.'

What's the Party Wall Act 6m rule? 

There are some instances where work that is being carried out further than 3m from a neighbour's wall might require you to serve a Party Wall Notice.

'The Party Wall etc. Act 1996 specifies two key distances,' says Richard Johnson. 'Within 3 metres of the adjoining owner's building or structure and between 3 to 6 metres away, where deeper excavations like those for basement conversions or piling may be involved.

'Most domestic work falls within the 3-metre rule.' continues Richard. 'However, deeper excavations between 3 and 6 metres can also trigger the requirement to serve notice.

'Early consultation with an experienced party wall surveyor is crucial to determine whether your project falls under the 3-metre or 6-metre rule of Section 6 of the Party Wall etc. Act 1996 and to assess the need for safeguarding your neighbour’s foundation,' adds Richard.

Where to go for help

If you are in any way unsure whether or not your proposed works will mean you need to serve a Party Wall Notice to your neighbours, it is well worth consulting with a party wall surveyor.

FAQs

How do I know how deep my neighbour's foundations are?

The Party Wall Act 3m rule applies when you are carrying out any excavation work, within three metres of a neighbouring property, and will be digging deeper than the foundations of that property – but how do you know how deep they are?

'If you live in semi-detached or terrace, the adjoining owners foundations are likely to be the same depth as your foundations,' explains Richard Johnson. 'You can therefore excavate a trial hole on your land. However, the older the property generally the shallower the foundations. So, on a pre-war building you should assume a foundation depth of 400mm and post war, 600mm. Typically modern foundations will be to a depth of at least 900mm.'

There are lots of home improvements you can do without planning permission, but take care. They will usually still require building regulations approval and, in some cases, the Party Wall Act will apply too.

Sharing isn't always easy, even for fully grown adults, which perhaps explains why party walls can, at times, be rather troublesome. After all, if they are shared and become damaged, who is responsible for repairing a party wall?

Party walls are walls that are shared between two adjoining properties, standing slap bang in the middle of the boundary of land between owners. Should you wish to carry out any work that will affect this wall in any way, you need to inform the neighbours you share it with and serve a Party Wall Notice.

Even if you are not carrying out any building work relating to the wall, in all likelihood there will come a point when it might need some remedial work, in which case you'll need to know who is responsible for this. And that is where our handy guide comes in, to explain everything you need to know in order to maintain good relations with your neighbours.

Who is responsible for repairing a party wall?

Whether you are building an extension or simply undertaking some home maintenance, there is often a little confusion surrounding ownership of party walls and, in particular, whose job it is to undertake repairs and maintenance.

'Generally, both property owners who share the party wall are jointly responsible for its repair and maintenance,' says Paula Higgins CEO of HomeOwners Alliance.

'In general, both property owners share responsibility for maintenance and repairs, as the wall is jointly owned,' adds planning consultant Simon Rix of Planix.uk.

How can you find out who is responsible for a party wall?

This really does vary depending on the wall in question and any previous agreements that have been put in place.

'Responsibility for repairing a party wall depends on the cause of the damage and the agreements in place between the adjoining property owners,' explains Simon Rix.

Even if you have a Party Wall Agreement in place because you have been carrying out work to your house that affects the wall, if the damage is your fault, the responsibility falls upon you to put it right.

And if you are wondering is it illegal to ignore the Party Wall Act, is it worth bearing in mind that the consequences of doing this could be serious.

That said, in general, if the wall is simply in bad condition and suffering from general wear and tear, the responsibility is shared.

How do you tell if it's a party wall or a boundary wall?

Although the two terms are often used interchangeably, a boundary wall and a party wall are actually quite different.

A party wall is one that sits astride the boundary line of two or more properties – usually providing support to the two separate structures. The ownership of this wall is shared.

A boundary wall, on the other hand, lies completely within the land of a sole owner. While it may form the dividing line between properties, its ownership is determined by whose land it sits on – worth bearing in mind if you are looking at how to hide an ugly garden wall that might not be yours.

Who pays for party wall damage?

This is where things can get heated if one neighbour doesn't want to comply – similar to when looking into planning permission for garden fences that will sit on shared land.

'If the damage is due to general wear and tear, both parties usually split the costs,' explains Simon Rix. 'However, if one owner causes damage – such as from construction work – they are typically responsible for the repair costs.'

'The cost is typically split between them, but can depend on each owner's usage of the wall and who is responsible for the damage,' adds Paula Higgins. 'If damage is caused by one owner's actions or negligence, that owner may be solely responsible for repairs.'

What to do if someone refuses to repair a party wall?

Should a neighbour have caused damage to a party wall you jointly own, you will obviously be keen to ensure they pay for the necessary repairs. Likewise, if wear and tear means remedial work is required, it is only fair that both owners stump up for the costs. But what happens when one party refuses to accept any responsibility?

'The Party Wall etc. Act 1996 in England and Wales provides a framework for resolving disputes, ensuring fair contributions, and setting out how work should be carried out,' explains Simon Rix. 'If disagreements arise, a party wall surveyor can help determine liability and mediate costs.'

'How much you each pay will depend on how much use you each have of the structure or wall concerned and which of you bears responsibility for the defect or repair,' adds Paula Higgins. 'It will be down to the party wall surveyor to decide who pays the fees.'

Where to go for help

Neighbourly disputes over shared pieces of land and structures are incredibly common (as those asking can I cut my neighbour's hedge may well have found) but this doesn't make them any less stressful and upsetting.

'A party wall surveyor can determine the appropriate allocation of repair costs,' says Paula Higgins.

Although a party wall surveyor is the professional that can help you with any disputes over responsibility and repair payments, trying to avoid this in the first place is the ideal.

'The best way to avoid soaring party wall surveyor costs is to try to keep things friendly with your neighbour,' agrees Paula. 'A bit of time spent on friendly relations at the start could save you thousands of pounds down the line.'

FAQs

How to find out who owns the neighbouring property with the party wall?

In some cases you might be unclear about who you are actually sharing your party wall with. Obviously, if you are seeking to share repair costs, or need to serve a Party Wall Notice, you will need to get to the bottom of this. So, how do you find out who owns the property sharing your party wall?

'You should be able to find out who owns a property by searching the Land Registry,' says Paula Higgins.

You will need to take a look at Title Deeds.

Making changes to party walls and shared patches of land can have all kinds of unpleasant (and sometimes costly) consequences. In the same way, carrying out work without planning permission can also lead to trouble – make sure you know exactly what you can and can't do before beginning any home improvements or building work.

If you are in the process of renovating, extending, converting a loft or remodelling a semi-detached or terraced house, and haven't given much thought to the neighbouring properties, you may well find yourself needing a retrospective party wall agreement.

Ideally, you should have taken into account any party walls before starting your project, but, in some cases, this can get forgotten about in all the excitement and decision making.

If this applies to you, don't panic, our expert guide to retrospective party wall agreements is here to help.

What is a retrospective party wall agreement?

First things first, what is a retrospective party wall agreement?

'This is a Party Wall Award that is put in place once party wall works have been partially or fully completed,' begins Paula Higgins, chief executive of HomeOwners Alliance.

'Normally, if your work affects a shared boundary (party wall) with a neighbour, you must serve notice and, if required, secure a Party Wall Agreement (or Award) before starting,' picks up planning consultant Simon Rix from Planix.uk. 'However, in some cases, homeowners proceed without doing so, either unknowingly or deliberately.

'A retrospective Party Wall Agreement is an agreement sought after construction work has already begun – or even after it has been completed – without following the proper procedures under the Party Wall etc. Act 1996,' adds Simon.

It is worth pointing out here that it is illegal to ignore the party wall act altogether. So make sure you do your research, and make sure you follow all of the rules that apply to the work you have planned. For example, if you plan on excavating near a boundary, you will need to follow the Party Wall Act 3m rule to stay on the right side of the law.

When might you need a retrospective party wall agreement?

The reasons why you might find yourself needing to obtain a retrospective party wall agreement are usually down to failing to communicate your intentions with neighbours whom you share walls with that will be affected by your works.

'If work has already taken place and you didn’t serve a Party Wall Notice, you might find yourself in a difficult position' explains Simon Rix.

Simon goes on to explain how obtaining a retrospective party wall agreement can help rectify the situation, a little like in the world of planning permission where a retrospective planning application is required.

• Neighbourly disputes. 'If your neighbour becomes aware that work was carried out without notice, they could raise objections, potentially leading to legal action or an injunction to stop the work,' warns Simon. 'A retrospective agreement can help formalise the situation and reduce tensions.'
• Legal protection. 'Without an agreement, you may be liable for any damage caused, and disputes could escalate,' continues Simon. 'A retrospective agreement can help clarify responsibility and settle any outstanding concerns.'
• Selling your property. In some cases, when it comes to how to sell your home, solicitors and lenders might ask for proof of a party wall agreement.
• Transparency. 'They may also be agreed to provide clarity on the scope of works carried out,' adds Paula Higgins.

How do you get a retrospective party wall agreement?

If you find yourself in an difficult situation when building an extension or renovating, with neighbours complaining and threatening legal action, fear not – It is still possible to put things right. But how?

According to Simon Rix, the first thing you should do is get in touch with a party wall surveyor, and find out how much a party wall surveyor costs.

'A specialist surveyor can assess the situation and help you navigate the retrospective process,' he explains.

'For a retrospective Party Wall Agreement to be drawn up, an agreed surveyor, or two party wall surveyors, must be appointed with the knowledge of both owners,' adds Paula Higgins.

Next up you need to start a conversation with your affected neighbour(s) – even if they haven't brought up the lack of an agreement.

'If they haven’t raised concerns yet, a proactive approach can prevent disputes,' says Simon. 'If they have, addressing their issues openly is key.'

Once you have a surveyor on board, they can prepare a Party Wall Award on your behalf.

'A surveyor can draft an award detailing the work undertaken, any damage assessments, and future protections for both parties,' explains Simon.

And, finally, should any damage already have occurred, repairs and compensation can be agreed upon to allow the project to continue.

What happens if can't get a retrospective party wall agreement?

Once you enlist the help of a party wall surveyor and open discussions with your neighbour, it is unlikely that you won't be able to get a retrospective agreement. That said, this is not always a straightforward process.

'Neighbours are not obligated to sign a retrospective agreement, so handling the situation diplomatically is essential,' points out Simon Rix.

Refusal to rectify the situation could mean your neighbours may file a common law claim and you might then need to pay hefty legal costs on an indemnity basis – considerably bumping up your extension costs.

How long does it take to get a retrospective party wall agreement?

There is no fixed timescale for obtaining a retrospective party wall agreement. It could take anywhere from a few weeks to several months, according to the experts.

Timescales are reliant on how speedy each party is at responding, what kind of remedial work needs to be undertaken and how quickly you can enlist the services of a party wall surveyor. In short, this is one of the top extension mistakes you want to avoid.

How much does a retrospective party wall agreement cost?

Again, how much your extension ideas and, specifically, your budget for them will be affected by this, very much depends on whether or not any legal fees have been incurred and how much help you will need from a party wall surveyor.

While the HomeOwners Assocation put the average cost of a party wall agreement at around £1,000, you will need to factor in surveyor fees in the case of a retrospective agreement.

According to Checkatrade, these sit between £90 to £450 per hour.

'Expect delays and, if remedial work is required, additional costs to put them right,' picks up Simon Rix. 'If a dispute arises, legal action is possible, and a court could order remedial work or financial compensation.'

FAQs

Is a retrospective party wall agreement a good idea?

If you have neglected to organise a party wall agreement before starting work on a loft conversion or extension that affects a shared wall, you might have no choice but to seek a retrospective party wall agreement if your neighbour insists.

'While the Party Wall Act doesn’t explicitly mention retrospective agreements, obtaining one demonstrates a willingness to comply with best practices and can provide peace of mind for all parties,' explains Simon Rix. 'It’s always better to follow the correct process upfront, as retrospective agreements can be more complex and costly.'

Finding out you need to apply for a retrospective party wall agreement is not ideal. But it can help relationships with your neighbours if you make it clear who is responsible for repairing a party wall should any damage accur.

If you want some additional space at home, but don't want to extend or convert, then adding a garden room might be the ideal solution. But do you need planning permission for a garden room, or can you build one without?

Ultimately, whether or not you need planning permission will depend on the size and scope of your garden room ideas and where you live.

To help, we've spoken to leading garden room experts about the rules that apply projects like this, and the circumstances when you might need to submit a planning application.

Do I need planning permission for a garden room?

In most cases, you won't need to submit a formal planning application when building a garden room, as they tend to be classed as Permitted Development, provided specific criteria are met.

Becky Harper, Planning Team Leader at Green Retreats, says: ’What’s great about garden rooms is they rarely require planning permission as they are classed as ‘outbuildings’ and, as such, fall within permitted development rights.'

But strict criteria will need to be met.

• Area of outbuildings cannot exceed 50% of total land surrounding the house
• Can be no higher than 4m (pitched roof), 3m (flat roof) or 2.5m (if within 2m of a boundary)
• Cannot be used for business purposes that involve public visits or as self-contained living space
• No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
• Must sit behind the front wall of the house (cannot be in the front garden).

In order to be classed as Permitted Development, the total area of all outbuildings (including the garden room) cannot exceed more than 50% of the original land surrounding the house. This means that if you have already extended, or already have multiple sheds, you might need to get planning permission for your garden room.

There are size requirements you'd need to meet too. The maximum height for a garden room with a dual pitched roof is four metres, and it's three metres for a flat roof. If you want to locate your garden room within two metres of your property's boundary, then the height cannot exceed 2.5m.

Whether or not you need planning permission will also depend on what you plan on using the garden room for.

Jenny Davis, Head of Marketing for Forest Garden, says: 'Other exceptions where homeowners may need planning permission are if they wanted to use the building independently to the main home, such as for commercial purposes, including running your own business, or as a self-contained property.'

She adds: 'When it comes to amenities, planning rules vary so if you plan to install any plumbing or electricity to the building, do consult your local authority.'

As with any Permitted Development rights, if you live in a designated zone like a National Park, conservation area or Area of Outstanding Natural Beauty, or a listed building, then you're rights may be restricted or removed, so you'll need to apply for planning permission.

It's always best to check with your local planning authority before investing in a garden room to make sure you are compliant with the policies in your area.

Does a garden room need to meet Building Regulations?

Depending on the size and use of the garden room, you don't normally need Building Regulations sign off.

If the floor area is less than 30 square metres, it's not used for sleeping accommodation and it's not within one metre of a boundary, then you should be find to proceed without approval from building control, but do double check before you invest.

FAQs

Can my neighbour object to me building a garden room?

Provided your garden room meets the requirements laid out under Permitted Development, or you have secured planning permission, then you're neighbour can't stop you from adding it.

However, it's always a good idea to keep your neighbour up to date with your plans to alleviate any worries they may have and to maintain your relationship.

What happens if you ignore the planning rules when building a garden room?

If you build a garden room that falls outside of the scope of Permitted Development and you don't obtain planning permission, then you could find yourself facing enforcement action from the local planning authority, which can mean making changes to the garden room, or even having to demolish it altogether.

To avoid that, you may be able to apply for retrospective planning permission. However this can be stressful, and there is no guarantee that consent will be granted.

It's always best to check with your local planning authority before you start building. Reputable garden room providers should be able to advise on the planning rules in your particular case too.

If you want additional space that's attached to your property, then planning a conservatory might be a suitable alternative.

Adding a little extra space doesn’t necessarily mean it has to be directly attached to the main house. An annexe might be the ideal solution. But do you need planning permission for an annexe or can you go ahead without?

Annexes offer a great deal of flexibility and they can either be built from scratch in a garden, or converted from a garage, outbuilding or side extension. A rising number of people are choosing to build or convert outbuildings into annexes for home offices, gyms, guest rooms, and suites for parents or children to move in (affectionately called granny flats).

However, the world of planning permission can be a complex process and often takes longer than the eight weeks guide timeline. So do you actually need it for an annexe or not?

Do I need planning permission for an annexe?

As long as no one will permanently live in the new space, planning permission is generally not required for an annexe, as long as certain Permitted Development criteria are met. However if you live in a listed building or conservation area, you may need a full planning application and approval before construction can begin.

'There are often subtleties on projects either due to site conditions or local planning policies/conservation areas which can have differing views on these structures,' explains Mike Bell, founder of FAB Architects. 'Permitted development is often assumed to be straightforward, but all too often we will find clients who have been caught in the grey areas of planning policy.

'My advice is to speak with a local professional who will be aware of these subtleties and can formulate a strategy. I would always expect to have a formal appointment and pay for initial advice on this as that way the architect will be in a stronger position to assist from both a business and insurance perspective. Local planning consultants are also invaluable at this stage, I will often refer an initial enquiry for an annexe or garden studio in Conservation Areas to a local planning consultant first and then when the principle has been established, work through the design with the clients.'

The motivation of adding an annexe might not just be for visitors, as they're great way of creating a granny flat for elderly parents or even a space of solitude for adult children living at home. If the purpose of an annexe is for a resident to permanently live inside, full planning permission will be required, even if you don’t live in a conservation area or listed building. If you are at all unsure, contact the planning authority for local information.

Do I need planning permission to convert an outbuilding into an annexe?

If you have an existing outbuilding, such as a barn, garage or storehouse, and you would like to repurpose it for use as living quarters you can apply for a change of use under permitted development.

Occasionally, some homeowners take a chance at building an outbuilding before waiting a period of time and then applying for a change of use to circumvent the planning process. This is not a guaranteed concept and may do your plans more harm than good.

Can I convert my standalone garage into an annexe?

You can convert a garage into an annexe and they can be fantastic uses of often redundant spaces. To comply with Permitted Development, it must also not be more than one storey and any larger than 30m2 in floor area, otherwise planning permission for a garage conversion will be required. For a garage on the plot of a Listed Building, planning permission is always required.

FAQs

Can an annexe have a kitchen and bathroom?

Although annexes can indeed have both a kitchen and a bathroom, the installation might add a complexity to the project that needs careful consideration.

Interestingly, there might be implications of having an annexe with separate a kitchen and bathroom that go beyond planning permission.

'Annexes that provide accommodation beyond the remit of ancillary use to the host dwelling may be subject to different restrictions and potentially CIL [community infrastructure levies] charges to the council (which could add quite a bit of unseen cost),' says Mike Bell.

"Many [mortgage] lenders prefer properties with shared utilities due to perceived risks and actually won't lend for properties with annexes that have their own independent utility supplies," adds Luther Yeates, head of mortgages at UK Expat Mortgage. "It's not uncommon for people to be rejected by their current bank when remortgaging with a new annexe without specialised house insurance, too."

Do building regulations apply to an annexe?

Yes, you will need to comply with building regulations when building a new annexe, converting an outbuilding or modifying an existing annexe. This shouldn't be seen as a negative factor to put you off the project, however. Added insulation, ensured safety and a certain level of comfort are all encompassed within the relevant regulations and can prevent issues further down the line.

“I think it's a good principle to view building regulations as rules that are set out to help provide good quality architectural space and comfort. Work with your architect, building control officer (or approved inspector) and builder to ensure this is being provided in your new space,” comments Mike Bell.

If a separate annexe isn't the right option for your home, you could try building an extension or converting your loft to get the additional space you need.

If your goal is to establish a home with fresh, sun-soaked interiors, it’s likely you’ve already considered upgrading your windows to maximise the amount of sunshine coming in, or even toyed with the idea of installing completely new openings.

It’s possible that changing the exterior of your house – including replacement windows – might trigger the need to apply for planning permission from your local council. But when it comes to planning matters, things are rarely clear cut.

We spoke to the experts to find out whether it’s possible to change your windows without the need to make a full planning application, and the various factors that might affect what you’re able to do.

Do I need planning permission to change my windows?

Typically, if you’re switching existing windows with like-for-like replacements, planning permission is not required. If you’re replacing the windows on a house, providing your new windows are ‘similar’ in appearance to the original set – essentially, with frames of the same size and colour overall – you would usually be allowed to proceed without submitting a planning application.

Rules tend to allow you to change the material of the frames, providing the new ones still look similar to the originals. For instance, if you plan to switch timber frame windows for wood-effect uPVC units.

This is because changing your windows is one of those home improvements that falls under what’s known as Permitted Development. This set of rules was introduced to simplify and streamline the process of various home improvement projects, making numerous upgrades possible without the need to go down the formal planning permission route.

'Flats, however, do not have the same rights,' says Stephanie Dale from Studio Webster Dale. 'You can only replace windows without permission if they are exactly like for like. Leaseholders should also obtain permission from their freeholder.'

However, before going ahead and installing your replacement windows, it’s important to check whether Permitted Development (PD) rights actually apply to your property. For instance, if you live in a designated zone such as a Conservation Area or an Area of Outstanding Natural Beauty, PD allowances do not apply.

'If you live in a listed building then you will always require Listed Building Consent to change windows,' says Stephanie. 'It is a criminal offence to make changes to a listed building without it.' If in doubt, always touch base with your local authority before making any changes to the exterior of your property.

Do I need planning permission to add a new window opening?

As in many scenarios where planning permission is concerned, the frustrating answer to this question is – it depends.

If you’re the owner of a house, it is possible to create a new opening under PD rights providing it follows a similar style to your existing windows. Bear in mind, there’s usually more leeway if you’re installing a new opening to the back of the property rather than the front.

'If the windows are of a similar size and appearance, this falls within PD rights. However, if they significantly differ in appearance or size, it’s worth checking beforehand with your local authority,' says Collette Raine from PAD Studio.

'An example would be that a bay window would be treated as an extension, or if you were inserting four windows of random sizes and colours,' says Collette.

Most authorities would also require you to apply for formal planning permission if you’re inserting a new window opening facing the highway (ie likely on the same side of your house as your front door). This is why there’s a little more wiggle room when it comes to making changes at the rear of your property.

You can check the full criteria of what’s possible under planning permission via the Planning Portal or by contacting your local authority directly.

Do I need planning permission to change a window to a door?

As with above, there’s a lot more scope to make alterations to the rear of your house rather than the front. And that applies if you want to change a window into a door

'If you’re looking to make these changes to the back of your property, then you would not normally need to obtain planning consent,' says Darren Bray from Studio BAD. 'However, you probably would if you were making changes to the front elevation.'

Regardless of the position of the changes you’re making in terms of window/door openings, physically altering the building in this way would require sign off from Building Control.

Can I put a new window on the side of my house without planning permission?

In some instances, it is possible to fit a new window on the side of your house in accordance with the parameters set out by Permitted Development. However, any new side window that could have an impact on the privacy of a nearby building will need careful consideration.

'Permitted Development rights state that windows on any upper floor, located either in a wall or on the roof slope forming part of a side elevation overlooking a neighbour, should have obscure glazing,' says William Tozer of William Tozer Associates.

'It should not be openable if the window is less than 1.7m above the finished floor of the room in which the window is being installed,' says William.

Does double glazing require planning permission?

In the drive to slash energy bills, upgrading single glazed windows to double- or even triple-glazed units will provide an additional barrier to help keep precious heat inside your home.

'To simply change the glass from single to double-glazing shouldn’t require permission – unless you’re in a listed property or Conservation Area,' says Matt Higgs from Kloeber. 'If so, there may be restrictions on the exact thickness of glass that can be used so the appearance remains in keeping.'

That doesn’t mean it isn’t possible to switch single-glazed units for units that offer better thermal efficiency – your local planning officer may just require detailed drawings, and potentially samples, to see the proposed design of your new units.

There are also alternatives for homeowners that can’t upgrade to double-glazed windows. 'You will often see original windows that cannot be replicated in double glazing eg an historic stained-glass window,' says William.

'In this scenario you could consider secondary glazing as an alternative. This solution is considered an appropriate alternative for listed buildings as it is not permanent, whilst also providing great insulation qualities and sound proofing,' says William.

FAQs

Do building regulations apply when changing or adding new windows?

Building regulations always apply when changing or adding new windows. When it comes to getting the work signed off, there are two possible routes you can take.

'You can either get the windows installed by a registered company that can self-certify through recognised bodies like CERTASS or FENSA, or you can have building control sign off the specification and installation,' says Matt from Kloeber. FENSA, for instance, is a government-authorised scheme that monitors quality to ensure installations comply with the standards laid out by building regs.

'There’s no right or wrong way of doing this,' says Matt. 'If you’re having other building works done, it will be signed off by building control as part of the complete works, so you may not need the installer to certify.'

What action should I take if I’m unsure about changing my windows?

If you have any concerns that upgrading your windows might be contentious from a planning perspective, contact your local authority to double check. Even if the works do fall under Permitted Development, it’s always worth obtaining a Certificate of Lawful Development for peace of mind.

'This certificate essentially says that the works did not require planning permission,' says Stephanie from Studio Webster Dale. 'You are likely to require this document if you ever come to sell the property.'

If it turns out you do need planning consent to make the changes to your windows you want, you might find consent comes with planning conditions attached. These will need to be followed otherwise the permission will be withdrawn.

Solar panels are no longer viewed with the same suspicion they once were. They are now one of the most recognisable forms of renewable energy, seen gracing the roofs of all kinds of homes, both old and new.

That said, the issue of planning permission for solar panels can still put some people off.

'The installation of solar panels on domestic properties is an increasingly popular and practical solution for homeowners seeking to reduce energy bills and embrace sustainable living,' says professional planning consultant Simon Rix, founder of Planix.uk.

If you are considering installing solar panels but are worried that you'll have to go through an arduous planning application to do so, our guide is here to answer any questions you might have.

Do I need planning permission for solar panels?

The good news here is that, in the majority of cases, planning permission won't be required in order to install solar panels. In fact, it's one of many home improvements that won't need planning permission.

'Fortunately, under Class A of permitted development rights, most homeowners can proceed without the need for planning permission,' says Simon Rix. 'This applies to houses, bungalows and even blocks of flats, whether panels are installed on the building itself or within its curtilage.'

If you are in any doubt, you can contact your local planning officer to check before going ahead with the project.

'While permitted development rights empower homeowners to embrace renewable energy without the complexity of full planning applications, understanding the associated restrictions remains crucial,' explains Simon Rix. 'As always, for clarity on legislation or assistance with applications, I always say, talk to a good planning consultant.'

What are the planning rules around solar panels?

While most homeowners looking to make savings on their home energy won't need to worry about planning permission for solar panels, there will always be exceptions.

'It’s important to be aware of limitations, particularly in protected areas,' explains Simon Rix. 'Homeowners in Conservation Areas or Areas of Outstanding Natural Beauty (now called National Landscape areas) must seek prior approval if installing panels on flat roofs. Additionally, installations on listed buildings or scheduled monuments remain prohibited without a full planning application.'

This doesn't necessarily mean that you won't be able to have solar panels installed – but you will have to go through the planning process, or get listed building consent, before you can start installation.

'A notable update came into effect in December 2023 (SI 2023/1279), allowing solar panels on flat roofs to protrude up to 0.6m above the highest part of the roof, excluding chimneys,' adds Simon Rix. 'This extension offers greater flexibility for properties with flat roofs, making solar installations more accessible.'

What happens if permitted development doesn't apply to me?

As mentioned previously, there are certain cases where planning permission will be needed in order to install solar panels, but this doesn't spell disaster – a different approach just might be required.

'Where permitted development rights don’t exist, then a full planning application can of course be made,' says Simon Rix. 'I’ve recently got permission for one of my clients via this route for a set of ground-mounted solar panels within the garden of a listed cottage, which is also in a Conservation Area, so it’s definitely possible.'

In fact, ground-mounted solar panels can be the perfect option for those living in homes that might be restricted in terms of planning permission for roof-mounted panels and may even add value to your home.

'For properties where roof-mounted panels are not feasible, Class B permits stand-alone solar panels within the property’s curtilage,' explains Simon. 'The recent update under SI 2023/1279 also enables stand-alone panels to be installed closer to highways within Conservation Areas, provided they do not exceed 2 metres in height and are subject to prior approval.'

Can a neighbour object to solar panels on my house?

Even after finding out that planning permission won't be required for solar panel installation, many people still have concerns surrounding objections from their neighbours.

Luckily, even if neighbours do raise concerns, providing you stick to your permitted development rights, these objections cannot actually prevent you from going ahead.

That said, even if their objections will have no effect on your project, it pays to inform them of your plans in order to avoid any bad blood, just as is the case with party walls. Discussing issues such as shading and the visual impact the panels might have often goes a long way towards alleviating any concerns.

In some cases, taking steps such as adjusting the angle of panels, can also help.

Do building regulations also apply to solar panels?

While planning permission might not be required in order for you to install solar panels, building regulations approval most certainly will, just as it is for most renovation and home improvement jobs.

The good news is that in most cases, if you use an installer who is part of a Competent Person Scheme for microgeneration technology, they will be able to submit a building regulations application for you.

The building regulations that relate to solar panels focus on structural safety, electrical safety and ventilation, in the main.

FAQs

Can you install solar panels yourself?

If you have been looking into how much do solar panels cost and are keen to make savings, it is now possible to purchase solar panel kits designed to be fitted on a DIY basis. These usually come complete with solar panels, controls, the hardware needed for mounting them as well as the wiring and fixing needed to get them up and running.

If you are a confident DIYer, suppliers of these kits say that they are not overly complicated and they usually come with detailed installation instructions.

Do check with Building Control in your area whether or not they will need to sign off the installation. In some cases, failing to do so could mean you run into difficulties later down the line when you come to sell your property.

If you are considering solar panels as a way of making savings on your home energy bills, don't forget to look into whether or not your insulation could be upgraded – this can have a huge effect on the energy efficiency of a property.

Conservatories have come a far way from the perspex boxes tacked onto the backs of houses that were either too hot in the summer or too cold in the winter. Modern conservatory design makes them a practical living space for year-round use, as well as a spot for socialising, relaxing or dining with a view of the garden.

But while you may not need planning permission for your conservatory, you may need to comply with the building regulations. This guide offers straightforward advice and answers to the common questions around conservatory building regs, including which regulations apply and how it may affect the overall cost of your conservatory.

What are the building regulations for a conservatory?

Conservatories can be exempt from building regulations as they are often classed as a temporary structure. However, this is only the case as long as certain limitations are met.

Alex Hewitt, Ultraframe marketing director explains: ‘Conservatories are exempt from building regulation control providing they comply with the following:

• The internal floor area must not exceed 30m
• The conservatory is separated from the house by either external quality walls, doors or windows
• It must be built at ground level
• There is an independent heating system, separated from the house system
• The glazing must comply with the safety requirements of Building Regulations part N
• 75% of the roof must be transparent or translucent

'However, even if you are able to tick off every one of the points on this checklist, double-check with your conservatory installer/builder whether building regulations will apply in your case," adds Phil Spencer, property expert and founder of the property advice website Move iQ 'They will also be able to advise on whether you need to arrange a building control inspection with your local authority.'

‘If you decide you don’t want an external door between the conservatory and your home, a full Building Regulation application is needed – the total building needs to comply.’ This could lead to demands for the rest of the house to be upgraded in terms of insulation.

If you need it, who is responsible for securing building regs approval?

While you can commission the build company or project manager to take building regulation applications for any project, ultimately the responsibility comes down to you as the homeowner.

If you undertake the process yourself, you must appoint either a local or private approved inspector and provide them with your application, which can either be a Building Notice, if your plans are simply to erect the conservatory, or Full Plans, which is require for more complex work.

The cost associated with building regulations will depend on the scale of works and often the total floor area. The inspector will need to witness the complicity with regulations, or receive proof before signing off the application at the end of the project. You will then be provided with a certificate.

'How long it takes your local authority to send out a building control inspector and confirm that the work meets the relevant regulations can vary depending on where you live," explains Phil Spencer. 'But given the relatively short time it takes to build a conservatory, including snagging and finishing touches, it’s worth contacting your local council before work begins to set wheels in motion early and ensure there are no delays.'

Do you need building regulations approval to modify a conservatory?

Modification and alterations to conservatories needing to comply with building regulations will hugely depend on the task and style of the conservatory. If you’re replacing a window (or something similar) of a conservatory divided from the main house by an external grade door, window or wall then no, you will not need building regulations approval.

However, if you are choosing to replace the perspex roof with something more substantial, remove the door between the house and conservatory or something along these lines you will need building regulations approval and, in some cases, planning permission.

FAQs

Is it illegal to have a radiator in a conservatory?

No, it isn’t illegal to install a radiator within a conservatory and it makes complete sense to do so if you are hoping to enjoy the room in the winter. However, there are stipulations to this.

‘The heating system in the conservatory should work independently from the main house’s heating system – using standalone electric heaters or radiators with their own controls,’ comments Alex Hewitt.

What other permissions might you need to build or modify a conservatory?

Some conservatories will need planning permission approval before they are built. Although many can be constructed under Permitted Development rights if they meet certain conditions, if the house is in a conservation area or is a listed building these rights might not apply.

Before constructing any conservatory it is always best to contact your local planning authority to check what permission is required. Alternatively, most reputable conservatory suppliers will have experts who can advise you on when you may need to submit a planning application.

Once you've installed the structure, you'll want to adopt some of these conservatory interior ideas so the space is both functional and attractive year-round.

If you want to make significant alterations to your home, then depending on the scope of your project and where you live, you may find yourself having to navigate the planning system. And if you secure the consent you need, you will find that the permission comes with stipulations or conditions attached. But what are planning conditions and what can they mean for your home improvement hopes?

All planning permission comes with some kind of conditions attached, ranging from how long you have to start the work and the materials you can use, to surveys that need to be conducted before you break ground and even stipulations around what the building can be used for.

It is vital you understand what these conditions mean, what you need to do about them and what can happen if you ignore them.

What are planning conditions?

Planning conditions are a set of stipulations that come along with any kind of planning permission.

It essentially means that permission is granted provided these conditions are met. You might also hear this referred to as conditional planning permission.

According to government policy, planning conditions 'can enhance the quality of development and enable development to proceed where it would otherwise have been necessary to refuse planning permission, by mitigating the adverse effects.'

Jason Corbett who owns Rowallan Buying Agents, says: 'Planning conditions are essentially the 'rules' that must be followed for a building project to proceed after receiving planning approval.'

'Planning conditions make sure that new developments are carried out responsibly and meet both local and environmental standards,' adds Robert Quinton, home improvement expert and owner of Construction Megastore. These conditions, which often include time limits, environmental safeguards, and design restrictions, help make sure the development is appropriate for the surrounding area.'

Conditions will be tailored to your specific project.

Examples of planning conditions

Many conditions will be pretty straightforward, and may relate to timeframes of the project or the overall proposed design. Some may need to be actioned before work can begin, known as pre-commencement conditions, while others will apply to the project design or process or may even have long-term reach.

'Common conditions include deadlines for when construction must start or finish, or requirements for using certain materials or designs that fit in with the local area. ' continues Jason.

If you're building an extension that falls outside of the scope of Permitted Development, then you might also see conditions related to the use of obscured glass in new windows to help maintain your neighbours privacy, for example.

Similarly, if you have submitted an application that didn't contain specifics around the materials you plan on using, you may find a condition requiring your to submit more detailed information for the local authority to sign off on.

For more substantial projects, like building a home from scratch or converting existing buildings there may be more substantial conditions which may involve surveys, or place stipulations on what a building can be used for, or even who it can be inhabited by.

There may have also been conditions attached when your home was built in the first place. This could include things like limiting or removing Permitted Development rights, or ensuring that off-road parking is maintained (which may impact your plans for converting a garage). That's why we always advocate for homeowners to check with their local authority before making any significant structural alterations to their home.

What do I need to do if I have conditional planning permission?

You will need to resolve the planning conditions as and when stipulated, otherwise your permission could be revoked.

Simple conditions, like starting the work within a certain timeframe of when permission was granted, are pretty straightforward to resolve.

However, for more complex conditions, you have to apply to have them 'discharged', which is a formal process of proving that you have complied with the condition and your local planning authority agreeing that the condition has been met.

There is often a fee involved with discharging planning conditions, but you pay per application, rather than per condition, so make sure you group them together rather than applying to have each one discharged individually.

If you are facing multiple complex planning conditions, it may be worth working with a planning consultant to help you through the process with as little hassle as possible.

How long does it take to discharge planning conditions?

Local authorities should take no more than eight weeks to respond to discharge requests, but as with all planning applications, this can be a real challenge for departments that are suffering from a lack of resource.

If it is likely to take longer, your local authority will aim to agree a longer period with you in writing.

Should the local authority take longer than 12 weeks to discharge the condition(s), then the fee you paid will be returned to you in full. Exclusions apply which can be viewed on the government website.

FAQs

Can I appeal against planning conditions?

If there are conditions that you have good reason to disagree with, it may be worth chatting with your local planning authority to see if there is a way to resolve them that works for both you and them.

You may also be able to make another application to suggest suitable variations to the stated conditions, or launch an appeals process to have certain conditions removed.

In cases like this, it's a good idea to work with a planning consultant who will have lots of experience with local and national planning policies and with discharging planning conditions.

What happens if you ignore planning conditions?

Ignoring planning conditions can void your planning permission, as can not discharging them in the proper way.

If your planning permission is revoked, and you go ahead with the proposed work anyway, then you could face enforcement action from the local authority, which could include making changes to, or even undoing, the work you have already done at your own expense.

An option could be to apply for retrospective planning permission, but this can be a stressful process, with no guarantee of approval at the end.

If building work doesn't commence within the conditional timeframe, you could see your permission expire, and you will need to submit your application again.

In addition to discharging planning conditions, you will also need to meet building regulations and potentially have a party wall agreement in place too.

In the drive to find alternative fuel sources to heat the home, it might be that you’ve already considered a heat pump to replace your conventional gas-fired boiler. But do you need planning permission to install a heat pump or can you go ahead without?

Powered by electricity, heat pumps work in a similar way to fridges – just in reverse. Depending on whether you install an air or ground-source appliance, your heat pump will extract warmth from the air or ground and concentrate it into a usable, higher temperature warmth that can be used for your home’s heating or hot water.

While this piece of renewable kit can typically be installed under Permitted Development rights – which means you don’t need to apply for formal planning consent – there are still various rules your installation should follow.

Here, we take a closer look at the guidelines you should adhere to to ensure your installation falls under the PD umbrella, as well as exploring some of the most common questions around heat pumps and planning.

Do I need planning permission to install a heat pump?

The short answer to this question is no – you don't usually need planning permission for a heat pump. But as with anything to do with planning, there are always exceptions and caveats to bear in mind before charging ahead and installing your new tech.

Permitted Development (PD) rights were established to allow homeowners to make changes to their property without the need to apply for formal planning permission, thus making the process for various home improvements simpler and more streamlined.

'PD rights allow you to install either a single ground source or single air source heat pump without having to submit a planning application – however, this is caveated by your property’s location and character,' says Collette Raine, architect and creative manager at PAD Studio.

'Listed buildings and properties in designated areas [eg conservation areas, Areas of Outstanding Natural Beauty etc] will need to apply for permission due to their sensitive nature.'

According to planning policy, there are parameters that every PD installation of a heat pump should fall into. 'The unit can be no larger than 0.6m3, it must be used solely for heating and hot water purposes and it can be no taller than 3m,' says Richard Gill, a director at Paul Archer Design.

In addition, the unit must comply with the Microgeneration Certification Scheme Planning Standards MCS020 and it should be located at least one metre from the boundary of your home – though we’ll cover this in more detail later.

If you’re in doubt, you can check the Planning Portal for more details or speak to an MCS-certified installer for the most up-to-date advice.

How far does a heat pump have to be from the boundary?

Current guidelines stipulate that your air source heat pump should be positioned at least one metre from the boundary of your property. 'Though, we are expecting this rule to be removed very shortly,' says Ali Cox, senior sales project manager at Kinectid.

It was announced by the government in November 2024 that the one metre rule would be abolished early this year to make heat pump installations easier. 'This news will be very welcome in the industry,' says Ali. Though, as of February 2025, the one metre rule is still in place.

It’s also worth noting that the guidelines in England, Wales and Scotland are slightly different. For instance, in Wales the unit needs to be more than 3m from the boundary. Always check current planning rules with your local authority to be sure.

'Regulations are less specific on ground source heat pumps, as they’re generally located within your property,'says Collette from PAD Studio. 'But the amount of excavation work required is worth considering with the site and area you have, as there are Permitted Development rules against how close you can excavate near boundaries.'

Again, if in doubt, double check with your local authority.

Can a neighbour object about me installing a heat pump?

If your heat pump ticks all the boxes in terms of noise output (42 decibels or less), distance from the boundary etc, your neighbours should not be affected by the installation. But as always, there are some potential caveats to this.

'Environmental health regulations mean a neighbour can, of course, complain if they feel your heat pump is disturbing the enjoyment of their own home. This could lead to a potential enforcement letter from the council if they deem the complaint valid,' says Rob Elkins, creative director at Artel31.

However, providing your system is well-placed, well-maintained and has been installed by a certified professional, this scenario is highly unlikely to arise. It’s also worth bearing in mind that if your neighbour’s issue is focused on the low humming noise emitted by your heat pump, you might be able to install an acoustic enclosure to help minimise the sound.

Where should you not install a heat pump?

Typically, most heat pumps – both air and ground source – are installed in the back garden of the property in a discreet location where they don’t stand out. 'Having said that, we have installed some in the front garden where this is not possible,' says Ali from Kinectid. 'We check with local planning authorities to ensure this is compliant, as some boroughs have stricter rules than others.'

It’s probably fair to say that appearance-wise, a heat pump isn’t going to do much to add to the aesthetic appeal of your home – especially if you live in a traditional, cottage-style build or a rural property. Therefore, positioning the appliance in a discreet, out of the way location is probably the best way to avoid drawing attention to it.

If you’re working with a professional designer on a bigger home improvement project, they might even be able to design a stylish enclosure that keeps the heat pump neatly tucked out of view.

'From an environmental health perspective, despite becoming much quieter recently, heat pumps still hum when running – especially in cold weather when they need to work harder,' says Rob from Artel31. 'As such, if you’re siting a GSHP unit internally make sure it’s located away from bedroom walls and try to lobby the plant space.'

FAQs

Are there noise regulations for heat pumps?

42 decibels (dB) is widely accepted as the maximum noise output allowed for your heat pump installation to fall within the parameters laid out by Permitted Development. However, depending on the environment in which the heat pump is installed and the potential number of reflective surfaces around it (which will be greater in urban areas), the picture becomes a little more complex.

'Manufacturers’ data is predominantly quoted ‘free field’ without reflective surfaces that can add as much as 3dB each,' says Rob from Artel31.

So, if you’re concerned that the humming noise emitted by your heat pump will become an issue for you or your neighbours, take action to minimise the likelihood of this happening. For instance, an acoustic enclosure could be a great help in this scenario.

What if I do need to apply for planning permission?

For whatever reason, if you do end up needing to apply for planning permission for your heat pump, it’s worth getting your neighbours on side before they receive formal notice of your plans from the council.

In many cases, a friendly conversation and – perhaps – a bottle of wine early on in your project can work wonders in paving the way for a smooth road ahead.

If you are looking to make other significant alterations to your home, there are a wealth of other improvements you can make without needing planning permission.

If you already made significant changes to your home, and it now transpires that you should have sought permission from the local planning authority, then you'll need to understand what retrospective planning permission is so you can put things right.

Knowing when you do and don't need planning permission can be complicated, as it depends on various factors including where you live, what work you plan on doing, and the alterations that have been made to your home previously.

But if it turns out you should have submitted a planning application and you didn't, then you have options available to you that could save you from having to undo the changes you've made

What is retrospective planning permission?

'Retrospective planning permission is when you’re trying to get approval for work that’s already been done without permission,' says Jason Corbett, owner of Rowallan Buying Agents. 'It can be a pretty long and complicated process, taking anywhere from 8 to 13 weeks.'

Robert Quinton, home improvement expert and owner of Construction Megastor, adds: 'This often happens when homeowners realise they've made a mistake, or if they are asked by the local authority to apply for permission after changes have been noticed.'

Ideally, you would submit your planning application and gain consent before the work starts. But if you didn't, then retrospective planning permission is the way to go to make your work lawful. This will be necessary if you want to avoid enforcement action that could involve undoing the changes you've made at your own expense, and if you plan on selling your home in the future.

How difficult is it to get retrospective planning permission?

The process of securing retrospective planning permission can be challenging. Robert says: 'The process can be complex, as it requires submitting detailed plans and justifications for the unauthorised work.'

You will need to justify why planning permission wasn't obtained before the building work began, which can be a lengthy and stressful process.

Can a retrospective planning application be refused?

Just because the building work has already been done, it doesn't mean that you will automatically be granted retrospective planning permission. In fact is it far from guaranteed.

If the work fits within national and local planning policy frameworks, then your request for retrospective planning permission would be granted.

However, if it doesn't then you could be required to make changes in order to secure permission, or undo all of the changes you've made and revert your home to its previous state. After you've already forked out to make the alterations or additions in the first place, this can mean further significant costs.

FAQs

What is the 10-year rule for retrospective planning permission?

There are time limits for the local authority can issue enforcement notices, and nothing is issued during this time, then the work effectively becomes immune from enforcement action. But these time frames depend on the type of rule breach and when the work was done.

If the work was completed on or after 25 April 2024, then enforcement action must be brought within 10 years. For work completed before 25 April 2024, the time frame is four years.

However, there are certain circumstances where these time limits do not apply. This can include where there has been 'deliberate concealment of a breach'. You can find full details on the government website.

To avoid all of these potential issues (and the stress), make sure you always check with your local planning department or work with a planning consultant to determine if your proposed project requires you to submit a planning application.

If it does make sure you submit it, and gain approval before you start any building work.

If your project doesn't need planning permission, then it probably falls under the scope of Permitted Development. It can be useful to apply for a Lawful Development Certificate to confirm this, especially if you plan on selling your home in the future.

EDITOR’S NOTE: An earlier version of this article included a quote from a purported expert whose credentials we have not been able to verify. The quote has been removed. We regret this lapse in our verification process and have updated our internal protocols to reduce the risk of recurrence.

Renovating or extending your home usually involves some serious building work, and it's important that this work is completed properly. That's why it's crucial that you understand what the building regulations are, and when they apply.

These regulations are a set of guidance and standards that ensure that buildings are designed and constructed well to protect the health and safety of those who live in or near them. The regulations you need to follow will vary depending on the type of work you are undertaking. For example, the building regulations for an extension may be slightly different to loft conversion building regulations.

Even if your proposed project doesn't need planning permission, it's highly likely you will still need to comply with the building regs. We've spoken to multiple experts to help you understand when the building regulations apply, how you can apply, and the potential legal and financial consequences you could face if your project is non-compliant.

What are the building regulations?

The building regulations are a set of guidance documents that aim to ensure any building work is completed to a specified standard. They regulations are made up of multiple 'Approved Documents', with each document applying to a different area of construction.

Elli Kiely, Design & Innovation Director at HJK Construction, explains: 'Building regulations exist to ensure that all construction work meets essential standards for safety, health, energy efficiency, and accessibility. These rules help to protect homeowners, tenants, and future buyers by ensuring that buildings are structurally sound, properly insulated, and fire-safe, among other requirements.

'Building regulations are enforced by local authority building control departments or approved private inspectors. Before construction or major renovation work begins, approval must be sought, and inspections are carried out at key stages to ensure compliance.'

When do building regulations apply?

Essentially, if you are making structural changes to your home, you will need to comply with the building regulations.

'Building regulation requirements cover a broad spectrum of home improvement works,' says property expert Harry Fenner. 'This can be from installing a new bathroom or kitchen with new plumbing, replacing a boiler or heating system, adding or changing electrical wiring, replacing windows or doors, altering load-bearing walls, adding extensions, converting a loft or basement, replacing roof coverings, and installing fixed air conditioning systems.'

The Approved Documents that make up the regulations apply to different areas of construction, and these are denoted with a specific letter. It might be that only a couple of these apply to your project. We've broken down below what each set of guidance refers to:

• Approved Document A – Structure
• Approved Document B – Fire Safety
• Approved Document C – Site preparation, including contamination and damp
• Approved Document D – Toxic substances
• Approved Document E – Sound
• Approved Document F – Ventilation
• Approved Document G – Sanitation, hot water safety and water efficiency
• Approved Document H – Drainage and waste disposal
• Approved Document J – Combustion appliances and fuel storage systems
• Approved Document K – On-site safety
• Approved Document L – Conservation of Fuel and Power
• Approved Document M – Access to an use of buildings
• Approved Document O – Overheating
• Approved Document P – Electrical safety
• Approved Document Q – Security in dwellings
• Approved Document S – Infrastructure for charging electric vehicles

Can I build without building regulations approval?

You can only build without Building Regulations approval if the work you are doing falls outside of their scope. But if your proposed work does require building regulations approval, then it is illegal to not comply with the guidance.

It's always best to check with your local authority's building control department to check whether your project needs approval before you start work to ensure you stay on the right side of the law.

What can happen if I build without Building Regulations approval?

If you have completed a project without building regs approval, then your first step should be to obtain a regularisation certificate, which is effectively a retrospective building regulations application.

Regularisation certificates can also only be issued for work completed after 11 November 1985. However, this will only be issued if the work is actually compliant. If it's not, then that's a different case.

How do I apply for building regulations approval?

If you are applying for building regulations approval through your local authority, then there are a couple of different routes, depending on the nature of your project.

For smaller projects, a Building Notice will usually be sufficient. This notifies the local building control department of the work, and acts as a promise that you will adhere to the guidance laid out in the regulations. Building control can let you know at which stages an officer needs to come and inspect the project. But if you don't comply with the guidance, you could face delays and extra costs as you'll need to put it right.

For more substantial work, a Full Plans application, which is a lot more thorough, is more suitable.

You will also need to submit a fee with your application, which will depend on the type of work you are carrying out. Check with you local building control department about which type of application to submit, and what fee will be required.

Who signs off on building regulations compliance?

If you have applied to your local authority, then it will be a local authority inspector who comes out to check and sign off on the work that has been undertaken.

However, you could also use a registered building control approver from a private building inspection company. They must be registered with the Building Safety Regulator.

Once the work is inspected and signed off, you should receive a certificate, which you should hold on to.

Depending on the alterations being made, some tradespeople and installers may be qualified to self-certify that their work complies with the building regs, and then report it to the local authority. This happens under the Competent Person Scheme, which can include window and door installers, electricians and gas engineers.

Using a Competent Person who is registered with the Department for Levelling Up, Housing and Communities- approved scheme means you won't need to submit an application to your local authority. They will submit the notification on your behalf, and will issue your certificate once the work is complete.

FAQs

Can you sell a house without building regs?

If you don't have building regs sign off, you could find you have issues selling your house. Buyers will want to see that any structural alterations have been done properly, and so without the certification may be put off entirely. You could also find that any offers made are lower than you want, as the potential buyers factor in the cost of any remedial work needed.

You could apply for a regularisation certificate, but you may have to fork out to make changes if the work is found to not be compliant.

Another option for a seller is to take out indemnity insurance.

Is building regs the same as planning permission?

Building regs are completely different to planning permission. Submitting a planning application is asking for permission to undertake your proposed work.

When it comes to building regulations, this is to ensure the work is completed to a satisfactory construction standard.

Depending on where you live and the alterations you want to make, you may need to apply for both planning permission and building regulations approval. If the work falls within the scope of Permitted Development, you won't need to apply for planning permission (although it might be worth applying for a Lawful Development Certificate), but you will still need building regulations approval.

While there is a lot to think about when it comes to making significant changes to your home, it's worth remembering that your proposed works may also require you to have a party wall agreement in place.

If you are planning some significant home improvements that may impact a wall or boundary you share with a neighbour, then you'll need to understand the requirements of the Party Wall Act.

This means having a party wall agreement in place before the work starts. But if your neighbour doesn't consent, you may want to skip the party wall process altogether and crack on with your planned works.

But as these experts explain, forgoing the agreement could lead to serious financial consequences, and put your improvement plans at risk.

What is the Party Wall Act?

The Party Wall etc. Act 1996 is a piece of legislation brought in to help avoid disputes between neighbours.

'The Party Wall etc. Act 1996 ensures that any work affecting shared structures is conducted fairly and that any potential disputes between neighbours are addressed beforehand,' further explains planning permission consultant Simon Rix from Planix.uk.

'A party wall agreement is required when you are planning construction or alterations that could affect a shared wall or boundary,' he adds.

If you have any excavation work planned, you'll need to abide by the Party Wall Act 3m rule, so it's worth doing your research and getting the necessary agreements in place before you start.

By law, you are required to submit a Party Wall Notice in writing to your neighbours before the work is scheduled to begin. It can help to chat to your neighbours about your plans for the party wall beforehand so they don't feel blindsided.

Within two weeks of receiving the written notice, your neighbours need to respond in writing. They will either giving their consent, refusing their consent or offer a counter notice. A counter notice might include additional works to be undertaken at the same time (you can agree who will pay for what).

If consent is refused, and you cannot come to an agreement with your neighbour, then you will need to appoint a party wall surveyor. You can do this together or each appoint your own. You can appoint one on your neighbour's behalf if they refuse to appoint one themselves.

The party wall surveyor will agree on a legally-binding party wall award, which lays out what work should happen, when and how, and who should pay for it. It can also stipulate who is responsible for repairing the party wall should any damage occur.

Is it illegal to ignore the Party Wall Act?

As it is a legal obligation to submit a Party Wall Notice, failure to do so could be deemed illegal.

While there is no enforcement action that will be taken, it doesn't mean that your proposed work is not at risk. You could also severely sour your relationship with your neighbours, which can be stressful and negatively impact your wellbeing.

Robert Quinton, director of Construction Megastore says: 'To stay on the right side of the law, homeowners should ensure they serve proper notice well in advance, ideally between two to three months before starting work. If the work involves excavation, the notice period is at least one month.

'It's important to include all the required details in the notice, including a description of the proposed work, intended start dates, and any alterations to shared or boundary structures.

'Hiring a Party Wall Surveyor early on can help navigate the process and avoid potential disputes, ensuring that all work complies with the law and safeguarding relationships with neighbours.'

What could happen if you ignore the Party Wall Act?

While you may not be prosecuted for ignoring the Party Wall Act, by not following the rules, you could put your home improvement plans in jeopardy and face serious financial implications.

Robert explains: ‘Failing to comply with the Party Wall Act can lead to significant legal and financial consequences. If a neighbour begins work without following the Act, they may face a court injunction requiring them to halt construction until the dispute is resolved.

Thomas Oldham, Co-Founder, UK Construction Blog, adds: ‘A court injunction can bring construction to a sudden halt, which is especially disruptive for anyone working to a tight schedule. Legal disputes often cost thousands, far outweighing any savings from skipping compliance. Homeowners may also be held responsible for damage to a neighbour’s property, leaving them with hefty repair bills. The financial risks are far greater than many realise.’

Beyond the financial implications, it can be really miserable living next to neighbours you don't get on with.

What can I do if my neighbour refuses to give consent?

Robert adds: 'If your neighbour refuses a party wall agreement, it’s important not to proceed with any building work. Continuing without agreement puts you at risk of facing an injunction, which could legally stop your work until the issue is resolved.

'The best course of action is to open a dialogue with your neighbour to address their concerns and try to reach a mutual agreement.

'While your neighbour can’t stop your work if everything is in line with the Party Wall Act, they can object to the timing and manner of the work. For example, they might request that you avoid working at certain hours or suggest quieter construction methods. If disagreements persist, you’ll need a surveyor to resolve the issues.'

You may be able to set up an agreement after building work has taken place, known as a retrospective party wall agreement.

Loft conversions are a hugely popular way to add both space and value to all kinds of properties, offering many benefits over other kinds of extensions. That said, while they often won't require you to get formal planning consent, you will still need to familiarise yourself with loft conversion building regulations if you don't want to run into any issues.

Many homeowners looking into how to plan a loft conversion feel confused by the world of building regulations – and it isn't hard to see why. There is so much terminology to get to grips with and 'Approved Documents' to look into.

Fear not, though, our guide is here to demystify building regulations for loft conversions and ensure that your new addition runs without a hitch from start to finish.

What are the building regulations for a loft conversion?

If you are still a little unsure of what the building regulations are, let us explain. They are basically a set of standards, made up of Approved Documents, each of which relates to a different element of a property, from its structure to how energy efficient it is. They were put in place in order to ensure that homes are both safe to live in as well as comfortable. They are constantly changing and being added to and these days focus very much on energy efficiency. Whether you are building an extension or converting your loft, these regs will apply.

'Anyone contemplating a loft conversion must ensure that they comply with building and planning regulations,' explains MD of Simply Loft Rob Wood. 'Building regulations will cover structural safety, fire safety, insulation and ventilation, and escape routes.'

Which Approved Documents relate to loft conversions?

Although this list isn't exhaustive, in general, the Approved Documents you should familiarise yourself with when developing your loft conversions ideas are:

• Approved Document A: Structural safety
• Approved Document B: Fire safety
• Approved Document L: Energy efficiency
• Approved Document K: Protection from falling
• Approved document P: Electrical safety

Building regs for structural safety

Approved Document A lays out all the standards that must be met in relation to the structural safety of your loft conversion.

When looking at how to create the perfect loft space, it is often discovered that the roof and floor structures need to be modified. In this case, a structural engineer will usually be brought in do do the necessarily calculations to submit to Building Control.

'The drawings and calculations engineers do are submitted to Building Control,' explains architect Graham Ford of Graham Ford Architects. 'Once the design has been approved and correctly installed then Part A of the building regulations can be approved. This sign off is one of the key parts of gaining your completion certificate, along with thermal design, fire design and all other aspects of the building regulations.'

How do you satisfy fire safety regulations?

Meeting the fire safety section of the building regulations is hugely important and a large part of this means understanding fire door regulations.

All loft conversions are required to have a protected escape route leading from the loft to the exit on the ground floor. The route should offer protection from fire for at least 30 minutes. Additionally, loft staircases must offer 30 minutes of fire resistance. They will need to be checked to ensure they comply with building regs.

When it comes to the matter of fire doors, most doors used within a loft conversion will need to be fire doors and fire resistant to 20 minutes.

What building regs relate to loft staircases?

Whatever your new staircase ideas leading to your loft conversion look like, they will need to meet the standards set out in Approved Document K.

Stairs should have a minimum headroom of 2m with a pitch no greater than 42°. In addition, they must not be any less than 800mm wide and their handrails should sit 900mm-1000mm above the pitch line.

Finally, the gaps between any spindles in the balustrades must be no larger than 99mm.

Could building regulations mean I can't convert my loft?

One very important section of the building regulations surrounding loft conversions relates to headroom and, in certain cases, where they can't be met, a loft conversion can be very tricky (or expensive).

'There is a minimum requirement of 2.0m at the top stem of the loft stairs (reduced to 1.9m in the centre of the step if it is under a sloping ceiling), and in addition, many homeowners will want to maximise the finished height to give a feeling of spaciousness,' explains Rob Wood.

The good news is that if you don't currently have the headroom in your existing loft space, there are ways of increasing it – although this may push up your loft conversion costs.

'Whatever the reason(s) for increasing the height in the loft, there are potentially two ways that this can be achieved,' picks up Rob Wood. 'In properties that have a very tall ceiling on the level below the loft, it may be possible to lower the ceilings on that level to effectively increase the height in the loft. This can be intrusive on the household and typically means redecorating multiple rooms. It may also mean having to vacate the home for a period during construction.

'A more popular approach is to raise the roof to gain the extra loft height needed,' continues Rob. 'This will almost certainly need planning permission as it usually falls outside of permitted development rights. Detached properties are more likely to be granted consent than semi-detached or terraced properties. If only small increases in height (5-10cm) are needed this can often be achieved with minimal extra work and cost, but if larger gains in height are to be achieved this may require substantial extra works and potentially replacing the whole roof structure.'

How can you ensure your loft conversion meets building regs?

In most cases, homeowners will use either an architect or loft conversion specialist to oversee their project, in which case they should be able to advise on complying with the regs. In many cases, they will also be able to submit your plans to Building Control.

However, if you have decided to project manage your own extension or loft conversion, the job will fall to you. You can either use the local authority building control service or a private registered building control approver.

Inspectors will visit at set stages during the conversion to ensure it complies with the regs before signing it off and issuing a completion certificate.

If your builder is registered with a competent persons scheme, they might be able to self-certify some or all the work.

What kind of application do I need to submit?

There are two ways to approach obtaining building regulations approval: a Building Notice or a Full Plans Application.

A Building Notice is usually sufficient for smaller projects such as a loft conversion or small extension ideas. Either you or your builder will give notice to your local authority building control that you are starting a loft conversion and provide simple details of the work that will be carried out. Once this has been done, you can begin and inspections will be carried out as the project progresses. While this is a simpler and quicker route, it can sometimes mean having to go back and alter certain aspects that the inspector might not be happy with.

A Full Plans Application is best for larger or more complex loft conversions. In this case, full architectural drawings, specifications and other relevant documents will be submitted before any work begins. While more arduous, this approach means everything is pre-approved.

What happens if you don't get building regulations approval?

If you fail to inform Building Control of your plans and plough ahead without, you risk being asked to go back and change work which could be costly and very disruptive. In addition, it could make it almost impossible when it comes to sell your house in the future.

FAQs

What other approvals will be needed to convert a loft?

In addition to building regs approval, there are other approvals that might be required.

Although planning permission for loft conversions is not always needed, don't assume anything. Although in many cases loft conversions fall under Permitted Development, there are cases where it won't apply, such as in Conservation Areas or where you are working on a listed building.

It is also worth noting that some types of loft conversion, such as those which have significantly altered the existing roof construction, will not fall under permitted development. Your architect, builder or loft conversion specialist will be able to advise you here.

If you live in a semi-detached or terraced house and your loft conversion will affect a shared wall you need do comply with the Party Wall Act. This can help if you are worried your neighbour will stop you from converting your loft.

And, finally, if you don't own the freehold of your house, additional permissions will be needed.

Still undecided on the best way to add space to your house? Take a look at our advice on extension vs loft conversion to help you choose.

While there are plenty of home improvements you can make without needing to submit a planning application first, larger projects, or improvements undertaken in a particular area of the country will require you to apply for consent. And as it can feel like an arduous process, it helps to know how to maximise your chances of securing permission first time round.

You'll need to apply to your local authority for planning permission if your proposed project doesn't fall under Permitted Development. And if you're a first timer, this can be incredibly daunting.

While every project is different, and there can be many variables involved in the planning process, we've broken down some top tips to help you improve your chances of application success first time round.

1. Get advice before you start

The world of planning consent can be a minefield, so if you're navigating it for the first time, then it helps to get as much help as you can. Most local planning authorities offer a pre-application advice service where you can speak to a planning officer about your proposed project before you submit a formal application.

While taking advantage of this service doesn't come with an automatic guarantee of approval, it can be a good way to understand any issues that might become sticking points and addressing them before you enter the formal process.

Jason Corbett, owner of Rowallan Buying Agents, says:  'Check the local authority’s guidelines to understand what’s typically approved or rejected within your specific area.'

He adds: 'One of the main reasons planning applications are rejected is because they negatively affect the neighbours so think about whether your project will block their sunlight, overlook their outdoor spaces and create privacy issues, or whether it’s right for the space. Discuss any plans with your neighbours to assess how supportive they are and understand their concerns.'

2. Know whether you actually need planning permission or not

'Some home improvements don't need planning permission because they fall under 'permitted development rights.' These rights allow homeowners to make certain changes without requiring formal approval, provided they meet specific guidelines,' explains Robert Quinton, home improvement expert and owner of Construction Megastore. 'For example, minor alterations like small extensions, replacing windows, or adding garden outbuildings are usually allowed, as long as they don't significantly alter the size, height, or external appearance of the property.

'However, larger projects, such as extending your home beyond a certain size, increasing the height of the building, or altering the exterior in a way that changes its character, will typically require planning permission.

'Additionally, if you live in a listed building, conservation area, or an area of natural beauty, stricter rules apply, and even smaller changes may need approval. It's always a good idea to consult your local authority before starting any work to make sure your plans comply with local regulations and avoids potential issues down the line.'

3. Use a planning consultant

If you are taking on a particularly ambitious project, or just feel completely confounded by local planning policy, then you can hire a planning consultant to help you through the process.

Planning consultants will be experts on national planning policy, but make sure you choose one that is familiar with the local planning policy for your area too, as this can vary depending on where you live.

Haaris Ahmed, Founder and Managing Director of property investment specialists UOWN, says: 'Having the right professionals on board, be that an architect or planning consultant with local expertise and existing relationships with the council, can also make all the difference.'

Expect to pay in the region of £200 an hour for their advice.

4. Choose designers who are familiar with local planning policy

If you are working with an architect to bring a large two-storey extension project to life, then make sure you choose one who has done lots of similar projects in your area.

They'll be familiar with local planning policy, and can help guide you through the application process with a suitable design.

5. Look around your local area

Doing your own research and speaking to neighbours who may have already completed a similar project is also invaluable. Have a look around your area and keep your eyes peeled for residential work that is going on or has been recently completed.

Not only can this be useful when you are trying to find a good builder, but you could also ask the homeowner about their planning experience to glean some useful nuggets of information for your own project.

6. Submit the right kind of application

You'll also need to make sure you submit the right type of application when the time comes.

If you are looking to secure planning permission to help you add value to house as you come to sell, then Outline Planning Permission may be all you need. But a Full Plans application may be better if you are looking to get approval on your specific project in its entirety so you can get cracking on improving, or building, your home.

7. Don't rush

It's definitely an exciting time when you get the ball rolling on a home improvement you've wanted for a long time, and so the time frame associated with securing planning consent can feel endless.

Jason Corbett stresses: 'Supplying inadequate or incomplete information is a frequent problem so check, check and check again that the information being submitted is exactly what’s required and is correct because any slip-ups may delay the process and cost more. Achieving planning can be expensive, so it’s worth getting it right first time.'

Even if you want to hurry things along, you should also avoid knee-jerk responses to any questions or conditions that might come your way. Rushing means you might make a hasty-call that you later regret, so think through each stage carefully with your designer or planning consultant if you are using them.

8. Be prepared to have some flexibility

You might find that there are certain aspects of your proposed scheme that the local planning authority isn't too thrilled with. This could be a certain material you plan on using or the size or orientation of a window.

But taking the time to work with the local planners and your designer to agree a suitable alternative can be a lot less time consuming than going down the route of trying to appeal against the planner's decision.

'Be prepared to adapt,' says Haaris. 'A flexible approach and, for larger projects, a pre-application can help align your plans with council expectations early on.'

Whether or not your project needs approval from the local planners, you will still need to meet the requirements of the Building Regulations and may need a Party Wall Agreement in place.

If you are adding space to your home, you will need to comply with the building regulations for extensions if you don't want to fall foul of the law.

When it comes to building an extension, there are a whole host of aspects to take into consideration, from the materials you'll use to how big you need it to be to meet all of your needs.

However, it doesn't matter whether you plan on building a sprawling contemporary masterpiece or a compact side return extension, there are certain rules and regulations that will always apply.

In this guide, we explain which building regulations you will need to comply with when building an extension and how to navigate the process of getting approval.

What are the building regulations for extensions?

The world of building regulations can be a complex one that can leave homeowners looking to make upgrades or changes to their homes feeling more than a little daunted. So, which of these regulations apply to extensions?

'Building regulations are needed for all building work,' explains architect Darren Bray, director of Studio B.A.D. 'These are legally binding requirements that ensure all construction work meets regulatory standards for safety, energy efficiency and accessibility and is fit for purpose.'

'If you’re planning to extend your home, you will need to comply with the building regulations,' adds Emily Barnes, architect and founder of Design for Me. 'This is a legal requirement and, without formal approval and control, your local council could force you open up or re-build sometimes significant aspects of the project. It could even lead to prosecution and unlimited fines.'

Which Approved Documents apply to extensions?

Approved Documents are a set of separate guides for each aspect of a build which lay out how to comply with the building regulations.

Pretty much every aspect of an extension is likely to need to comply with building regs. It is useful to get to grips with which Approved Document relates to which aspect of an extension project. The most common elements are:

• Structural safety: Part A
• Doors and windows: Part N
• Electrics: Part P
• Fire safety: Part B
• Drainage: Part H
• Conservation of fuel and power: Part L
• Overheating: Part O
• Ventilation: Part F
• On-site safety: Part K

What kind of building regulations application do you need for an extension?

The two most common routes to getting building regulations approval for an extension are a building notice (perfect for small extension ideas) or a full plans application – but which will you need?

'This largely depends on the complexity of a scheme,' begins Darren Bray. 'For a larger, more arduous project, we would always suggest you apply for a full planning application, as this route is a more detailed approach. As part of the submission, you include full architectural drawings, specifications and other documentation specific to the scheme. This careful approach ensures everything is pre-approved, reducing any risk of potential issues or costly changes later on in the build.

'A building notice is a simplified route, with only the essential details getting submitted,' continues Darren. 'This can allow for flexibility during the build and can allow you to get started on-site quicker. However, during the construction phase, the building control officers would regularly conduct on-site inspections and recommendations which could involve additional unexpected changes as there are no set detailed plans in place. This route can work well for smaller, less complex projects.'

Can you build an extension without building regulations approval?

The majority of extensions will require building regulations approval. That said, there are a couple of projects that are exempt, including small additions built at ground levels, such as small front porch ideas or conservatories that are either wholly or partly glazed, and with a floor area less than 30m2.

Other than that though, you will need to comply with building regs.

'It might be possible to build an extension without planning permission, but not without building regulations as these are legal binding requirements in place to ensure the construction work meets regulatory standards and the building and fixtures are fit for purpose,' explains Darren Bray.

'Building regulations apply to almost all types of building work, from a loft conversion to a large rear extension – they all must meet the minimum standards,' continues Darren. 'If you go ahead without these necessary approvals in place, your local council could require you to remove it, or rebuild it to the meet the standards. It would also complicate a future sale of your property.'

What other permissions do you need to build an extension?

Building regs aside, there are also some other permissions you might need to secure before you can build your extension.

'Depending on the scope of the extension you might need to get planning permission before you start work,' advises Darren Bray. 'This applies if the project is a significant addition or alternation, it affects the external appearance or if the property is listed or in a conservation area.

'If you live in a terraced property, or want to build onto a neighbour’s adjoining wall, you will need to get a Party Wall Agreement in place,' continues Darren. 'This ensures that both you and your neighbour are aware of and agree to the work, protecting both parties' interests and addressing any potential disputes.'

The type of house you are extending will also play a role in determining which kinds of approval you will need to organise before starting work.

'When working on a listed building, any alterations require Listed Building Consent from the local planning authority,' explains Darren Bray. 'Listed buildings are protected for their historical and architectural significance, and any changes need to preserve their integrity. Doing work without this consent can lead to serious consequences, including fines or criminal charges.

'If you don’t own the freehold of the property, such as in a leasehold arrangement, you must get Freehold Consent from the freeholder or landlord to clarify everything before proceeding with the extension,' continues Darren. 'Lease agreements can have clauses that restrict modifications, so it’s crucial to carefully review the lease. This consent ensures you are legally allowed to make changes to the property, including building or extending.'

FAQs

Who signs off the work?

Depending on the part of the project in question, it will likely be a Building Control Officer from your local authority (or a Registered Building Control Approver, if you have opted to submit your plans through a private sector building control organisation) who comes to sign off on the work.

However, some tradespeople and installers are qualified to sign off their own work and then report it to the Local Authority under something called The Competent Person Scheme. This includes window and door installers as well as electricians and gas engineers, and can make the process of submitting your approval request simpler.

Using a Competent Person requires you to find someone who is registered with DLUHC (Department for Levelling Up, Housing and Communities)-approved scheme and means that there is no need to apply for building regulations approval for the work they have carried out. They will notify the local authority of the work they have done and also issue you with a certificate of compliance with building regulations.

Unsure whether or not your extension will fall under permitted development? Check out our guide to what size extension can I build without planning permission to find out.

Finding out whether or not you need planning permission for VELUX windows will be an important part of your research process. You'll also find that although the term VELUX window is often used as a synonym for rooflights, it technically refers to those manufactured by the company. But regardless of the manufacturer, the planning rules around rooflights will be the same.

Roof windows are a brilliant solution for anyone struggling to find ways of getting lots of natural light into a house where regular windows might not be an option, for example if they may cause overlooking or not be permitted by your local planning office.

We reached out to the experts to find out when and why you will might to apply for planning permission to fit a VELUX window – and the instances where it won't be required.

Do I need planning permission for VELUX windows?

The good news here is that, in many cases, you won't need to apply for planning permission in order to fit VELUX windows or rooflights – but this won't always be the case, say if you are building an extension in a designated area.

'An important step in any home conversion, renovation or extension is investigating what planning permission and building regulation standards would apply to your plans,' says Barbara Entwistle, project development manager at VELUX. 'Different rules apply for listed properties or if you live in a Conservation Area – it’s always worth checking the limitations of your space.

'If you are unsure whether you need planning permission to install your roof window, your local planning office or a planning consultant should be able to advise you,' continues Barbara. 'If in doubt, speak to the Local Authority, they are there to help you and make sure that, if you do need planning permission, your property is checked and looked after from inception to completion."

Do VELUX windows fall under Permitted Development then?

Permitted Development allows homeowners to make improvements and add some extensions without applying for planning permission, although a set of conditions will need to be met.

'Skylights can typically be installed under Permitted Development (PD) rights, provided they do not protrude more than 150mm from the roof plane and are not in a protected area or part of a designated heritage property,' explains Simon Rix, director and senior planning permission consultant at Planix.uk. 'Of course, if it’s a listed building, then listed building consent would definitely be needed.'

You may be pleasantly surprised to learn that it isn't just rooflights that sit flat to the roof that can be installed under Permitted Development rights either.

'Roof lights that feature two opening sections that create a temporary balcony when extended, with side rails for safety, such as the VELUX Cabrio balcony, can potentially be installed using PD too, when they protrude no more than 150mm, because they function similarly to top-hung Velux windows,' says Simon Rix. 'In August 2015, an appeal inspector ruled that the installation of one of these units was permitted development for that project.'

When will planning permission be needed for VELUX windows?

As we mentioned, there will be cases where Permitted Development won't apply, in which case planning permission will be needed.

'Remember, if you are in a Conservation Area, your right to install a skylight without a planning application may have been partially or completely removed, in which case a planning application will be needed,' explains Simon Rix. 'I always say, check with a planning consultant before you act.

'VELUX have a new range of Heritage windows with slim black profiles that look really good but also fit well into older properties,' adds. Barbara Entwistle.

Do building regulations also apply to VELUX windows?

Just because you may have found out that you can fit your roof windows without applying for planning permission, do not assume that building regulations approval won't be required.

'Even if you do not require planning permission, you will likely need to comply with building regulations to ensure the work meets a minimum standard,' explains Barbara Entwistle. 'Additionally, if you share a wall with a neighbour you may need to give them two month's notice prior to commencing work. Even if you don’t, it is definitely worth having friendly chat with your neighbours to talk through your plans and help the renovation process go smoothly. Communication is key, especially if you live within close proximity to another property.

'Building work is intrusive and does cause some disruption, so manage expectations, inform your neighbours and keep things cordial,' adds Barbara.

FAQs

Can you put a VELUX window on any roof?

Providing you have successfully gained planning permission approval then you can install a VELUX window. However, you need to ensure the window you have selected is the best option.

There was a time when those with very low roof pitches might have struggled to find a roof window to suit, but this is no longer the case.

'Low pitch roof windows are specifically designed for roofs with pitches as low as 10°, ensuring optimal performance even in low-slope applications,' explains Barbara Entwistle. 'This kind of window works well where you are limited by the pitch of roof.'

Roof windows work well in all kinds of applications but can be particularly useful when it comes to side extensions where overlooking can be an issue.

If you’re extending your home or replacing internal doors, you might wonder if you need to adhere to fire door regulations. And understanding when and where you need to meet the criteria is crucial because fire doors are designed to save lives as they resist the spread of fire and allow the occupants of a home to escape in the event of a blaze.

When you’re planning a loft conversion your architect or construction professional will draw your attention to the need for fire doors. And, in a house with an integral garage, a fire door should be used between them.

But to maximise safety in your home, it’s important to know when you need a fire door as well as why and understand how they’re rated, so we’ve put together all the essential information below, along with details on the costs of a fire door, and details on their installation.

What are the regulations for fire doors in houses?

The building regulations (specifically Approved Document B) specify the circumstances in which fire doors should be fitted. ‘If a homeowner wanted to, they could install fire doors in every room of their house,’ says Glyn Hauser, engineering and innovation manager at JELD-WEN UK.

‘However, it only becomes a legal requirement when renovating or building a home with more than three storeys or converting a third storey loft into a habitable space,’ he explains. ‘If homeowners want to add an internal door between a garage and the property, this too must be a fire door.’

The reason why a loft conversion requires fire doors? ‘The building regulations stipulate that a safe corridor from the loft to the outside of the building is created, so a fire door is essential for protecting an escape route,’ says Glyn. ‘This includes doors in other rooms that form part of the escape route.’

How do you know if you need to abide by regulations on fire doors?

While knowing when you need to abide by regulations on fire doors may seem puzzling, it needn’t be.

First, remember that if you are swapping internal doors in your home, fire doors should be replaced with fire doors where these are required. That is, as noted above, in the case of a door to an integral garage in a two storey house, or if your home has three or more storeys, including when that’s because of a loft conversion.

The second scenario is when you’re extending your home into the loft. In this case, your architect or design and build firm can advise you on where fire doors are needed.

What should you look for in a fire door?

Fire doors are specially constructed. ‘Fire doors are manufactured to withstand the spread of fire for a given period of time, normally a minimum of 30 minutes,’ says Glyn Hauser. They are rated accordingly: FD30 fire doors resist fire for 30 minutes and FD60 resist for 60 minutes. FD30 doors are typically fitted in homes.

Fire doors can appear to be standard internal doors, so they won’t spoil the appearance of your home but they differ in a number of ways, including the fact that they are typically thicker than standard doors. ‘Fire doors may be of solid construction or made with a special core, often flax board or a wood composite material that is slow to burn,’ explains Glyn. ‘They are also made with special seals, fitted into either the door or frame, which seal the door on impact with heat to stop the spread of fire and/or smoke around the edges of the door.’

Bear in mind that a fire door actually consists of the door leaf, the frame, and the hardware. These can be purchased as fire doorsets. All modern fire doors should have an attached label that show it is a certified fire door and its resistance rating, for example FD30.

‘It is a legal requirement in the UK for all fire door manufacturers to prove that their doors perform as claimed,’ says Glyn. Fire doors should meet British Standard BS 476 or EN 1634. Look also for accreditation from schemes such as BWF Fire Door Alliance (formerly BWF-CERTIFIRE Scheme), BM TRADA Q Mark Scheme and Certifire.

Fire doors should be both installed (see below) and maintained per the manufacturer’s instructions.

How much does a fire door cost?

Expect to pay from around £150 for a FD30 fire doorset that includes door, frame and hardware. If you want a fire door that features glazing in order to borrow light from an adjoining area, prices might start from around £200.

Can you install a fire door yourself?

It is possible to install a fire door yourself, but the importance of calling in a qualified professional cannot be overstated.

‘If the door isn’t installed properly, it won’t work as intended in the event of a fire, putting lives and property at risk,’ says Jonny Smith, managing director of Crusader Fire. ‘The installation needs to follow building regulations, and everything from the door to the frame and hinges must be compatible and up to standard. It’s also important that the installation follows the manufacturer’s instructions and British Standards so that it performs as it should.’

You should contact building control at your local authority if you are replacing an internal fire door.

FAQs

Can ignoring fire door regulations invalidate your home insurance?

If you were to replace a fire door with an internal non-fire door, you could invalidate your home insurance policy. And the same applies if you remove a fire door from your home, or prop it open, or if you disable its self-closing mechanisms.

Of course, as well as the question of insurance, bear in mind that taking out a fire door or using it improperly means you are risking the safety of your home’s occupants.

As well as removing fire doors, make sure you're aware of what else can invalidate your home insurance policy so you can ensure you are covered at all times.

Adding a garden room is on the wish list of many homeowners. And if you've got one, you might be making the most of it, but could it actually be breaking the law?

At the start of the process, it's all too easy to get caught up in looking for garden room ideas that will give you your ideal space. Then you might be focused on garden room costs, choosing the right supplier or swatting up on how to build the structure yourself. You might also be factoring in how to add electricity to the new room and scoping out the best spot for it to be located.

But with all that excitement and the logistics of adding a garden room, you may have overlooked the complex details around whether your new structure needs planning permission or not. And that means your garden room may be flouting the rules and you may be unaware.

We spoke to multiple garden room experts to find out how you can tell, who is responsible and what you can do about it after it's been built.

Is your garden room breaking the law?

Whether you need planning permission for a garden room or not will depend on a few different factors, including how big your garden room is, what you use it for, and where you live.

Usually, adding a garden room can fall under the scope of Permitted Development, providing it meets specific criteria. This means you have implied consent from the local planning department and won't need to submit a planning application. Luke Dejahang, Garden Room Expert and CEO of Crown Pavilions, explains: 'In most cases, you don't need planning permission for a garden room if it adheres to permitted development regulations. These regulations include restrictions on height (under 2.5m if within 2m of a boundary), usage (not for overnight accommodation), and location (not in front of the principal elevation of the house).'

'Plus, it can’t take up more than half of the land around the house,' adds Jenny Davis, Head of Marketing for Forest Garden. If your garden room falls outside of these criteria, and you don't have planning permission, then the structure could be against the law.

Jenny goes on to say: 'There are also further restrictions if the property is within a conservation area or area of outstanding natural beauty.' In these areas Permitted Development rights may be restricted or removed completely, which means you will need to apply for planning permission for your garden room, even if you wouldn't need to if you lived elsewhere in the country.

'Other exceptions where homeowners may need planning permission are if they wanted to use the building independently to the main home, such as for commercial purposes including running your own business or as a self-contained property.'

If you live in one of these designated zones or use your garden room for running your own business or as a separate dwelling, and don't have planning permission, then you could also be in breach of planning laws.

What happens if your garden room is breaking the law?

If it turns out that your garden room does flout the planning rules, then you may have to tear it down and could even face a fine, as Becky Harper, Planning Team Leader at Green Retreats explains. 'If you don't obtain planning permission for a garden room when it's required, several consequences could arise including enforcement action by the local planning authority to remove the garden room or even fines.

'To avoid these issues, it's essential to confirm whether your garden room requires planning permission before starting construction and to comply with the rules. In many cases, structures within permitted development rights don't need permission, but it’s always best to check with your local authority or a planning consultant.'

If you didn't check and it turns out you should have submitted a planning application, then you could try and apply for retrospective planning permission instead. Alicia Harman , Planning Advisor for Vale Garden Houses, explains: 'Building without planning permission is classed as a planning breach and may result in you receiving a breach of planning notice from your local authority. In the event of such, you will need to submit a retrospective application. If successful, no further action will be taken.

'However, if the retrospective application fails, or should you have undertaken a development that was previously refused planning permission, your local authority may issue an enforcement notice requiring you to remedy the breach of planning, in some cases requiring you to remove the structure altogether.'

Who is responsible for getting planning permission for a garden room?

If you are a skilled DIYer, you might choose to build a garden room yourself, in which case securing planning permission for the new structure (if you need it) will be solely down to you, and you will need to check the rules carefully.

However, if you opt for a garden room from a supplier, they may be able to handle the application process for you. Becky explains: 'We have a dedicated planning department, so if you do need planning permission we can apply and handle the whole process for you. We will provide the planning authority with all needed information, including CAD drawings, saving you time and hassle.

'Customers also have the option to apply for planning permission themselves through their local planning authority (LPA), either online or via the UK Planning Portal (if in the UK). This involves submitting forms, plans, and paying any necessary fees.'

Jenny adds: 'Homeowners who make changes to their property without following the rules, or committed a planning breach, may be forced to undo the work they have done.'

But even if the supplier submits plans on your behalf, it is ultimately the homeowner who is legally responsible for acquiring the necessary permissions. 'Failure to do so can result in consequences for the homeowner, not the provider,' concludes Becky.

EDITOR’S NOTE: An earlier version of this article included a quote from a purported expert whose credentials we have not been able to verify. The quote has been removed. We regret this lapse in our verification process and have updated our internal protocols to reduce the risk of recurrence.

If you are planning any significant renovation work, you'll need to know how to find a good builder. Whether you are remodelling the space you have, or building an extension to add more, a good builder can be worth their weight in gold.

On the other hand, however, an unreliable tradesperson can not only be challenging to work with, but may also put the success of your entire project in jeopardy. As well as being potentially dangerous, it can also mean you have to fork out more money to put it right.

But how do you actually go about vetting potential builders and making the right choice for your project and budget? We've spoken to experts about the mistakes you should avoid when looking for a builder (or tradespeople in general) if you want your project to be a success, and come in on time and budget.

1. Not asking for recommendations

One of the best ways to find a good builder is to go off recommendations from friends, family and neighbours who have used them before and have the finished project to show for it. Skip this step, and finding a quality builder may feel like looking for a needle in a haystack.

Getting recommendations from people you know not only means you can get a look at the quality of a potential builders' work in person, but you'll hopefully get an honest assessment from the person you know. They'll have first hand experience of whether the builder turned up on time, kept the workspace clean and what they were like to work with in general.

2. Not looking around your local area

If you've not got friends or family nearby who have had building work done, then you might feel at a bit of a loose end. But this is where having a roam around your local area can help. As you move around, keep your eyes peeled for signs of building work going on in homes similar to yours.

You can also try to speak to the current homeowner to see if they're happy with how the work is going. This might feel a bit awkward, but on the whole people are happy to chat about the work they have going on - if they're pleased they'll want to shout about it, and if they aren't, they'll definitely let you know why not.

3. Relying solely on the internet

In this day and age, it often feels like there is absolutely nothing you can't find on the internet. But by limiting your builder search scope to what you can find online, you'll probably be doing yourself a disservice.

Some builders may have websites set up, but others, especially if they are smaller one-person operations, may not. Some builders rely on building up their reputation and working on word-of-mouth recommendations instead. So while there is no harm in looking online, even using sites like Checkatrade.com, Mybuilder.com and Ratedpeople.com, ask around for word-of-mouth recommendations too.

4. Not doing your research

Doing a bit of research before you even meet with a builder can not only save you time in the long run, but can also help you identify the right person for the job. Tim Warren, a DIY expert from Adkwik says: 'There are not actually any formal qualifications required to call yourself a builder, so it is important to check on websites such as Checkatrade or the Federation of Master Builders, as they will each have their own vetting processes to help you avoid any rogue tradespeople.'

Try to find their address and contact information and research the kind of work they have done in the past (and speak to previous clients). It can also help to see if they are members of any trade associations, like the Federation of Master Builders, National Federation of Builders, TrustMark or the Guild of Master Craftsmen.

It's also a good idea to investigate whether they have a registered business, and whether they have had other businesses dissolved in the past, which can be a red flag. You can look online using Companies House .

Tim adds: 'If you find a builder, before going any further you should insist on seeing evidence that they have public liability insurance, as any good builder will be happy to provide you with a copy of this. They should also be able to supply you with a written contract for the work that will be carried out, as this will help to prevent any later disputes and you can arrange to have meetings to check the on-site progress.'

5. Picking the first builder you speak to

It's one thing to ultimately settle on the first builder you spoke to after conversations with and comparing quotes from others, but it's another entirely to literally pick the first builder you find.

You should always speak to at least three, asking them all about their previous work, explaining what you want from the project, and getting an idea of costs.

6. Not checking references

Good builders will be more than happy to shout about the work they've done and encourage you to speak to their former clients. But before parting with a potentially significant sum of money on a major renovation project, it's important you follow up and check these references for yourself.

When you speak to previous clients, ask the following questions:

• What were they like to work with? You'll want to find out whether the builder turned up when they were supposed to, how clean and tidy they kept the work site, how noisy they were, and how effective their communication was throughout.
• Was the project completed to a satisfactory standard? If not, why not?
• Were there any problems and how were they overcome? No project is without its hiccups, especially in the case of building work, where sometimes a problem is only uncovered when the work has begun. But getting a sense of how your builder handles those problems and comes up with solutions can sort your green from your red flags
• Did they finish on time and within budget? It's not unusual for a project to take longer and go over budget (that's what contingency funds are for), but make sure you find out why the project took longer and cost more than expected.
• Would they work with the same builder again? If yes, this is the ultimate recommendation a homeowner can give.

8. Not being savvy when it comes to quotes

When you are getting quotes from builders, you'll need to be savvy to make sure you are comparing like for like. And it can be difficult as there are so many variables involved, including the size of the firm, how busy the builder is (they may charge a higher labour rate), and how they interpret the scope of work.

If one quote is much lower than the others, then they might have missed something off, or may add hidden costs on down the line. So it's up to you to check the quotes carefully to see exactly what they cover. If you have a quote that seems too good to be true, they usually are, so it's best to be cautious.

If you have quotes that are similar and you're not sure which to go with, then go back to your research with previous clients and see if one builder edges further ahead on that front. Thomas Oldham, co-founder of the UK Construction Blog says: 'Choosing a builder should be about more than just price. Focus on the builder’s communication style, their ability to understand your goals, and their transparency in proposals. Trust your instincts when selecting someone who will work in harmony with your project’s needs.'

If all of the quotes exceed your budget, then you may have to try haggling with the builders, and asking what can be changed to bring the price down. Maybe you can use different materials, or even project manage your own extension project to reduce the final price. But make sure you don't create a false economy but making cuts now that will cost you more in the future.

For the most accurate quote, you'll need to make sure they builders have as much information as possible, including:

• Plans and construction drawings - these should include structural calculations to help builders work out quantities of materials required
• A full specification for all materials, finishes, fixtures and fittings
• A copy of a contract you intend to use (or you can ask your builder for theirs)
• Specify allowances for provisional sums (which will include items that can’t be accurately priced without further research and specification) and prime cost sums (which will include items that haven't yet been selected).

Tim adds: 'When hiring a builder, you should be able to provide them with a full brief of the work that you want them to do. This brief should include the aims, budget, style and your expectations. The builder will also need to be informed of the local authority planning department that you are part of.'

There is a chance you will meet some resistance from builders when it comes to supplying a quote rather than an estimate, especially before you've given them your business. This is largely down to the time it takes to put a quote together. Don't be put off though - you'll need this accurate costing to effectively plan your budget, and if the builder wants your business, they'll provide it.

9. Choosing a builder that can start tomorrow

Timelines are important for any significant building project, and homeowners are usually keen to get the work completed as soon as possible.

But good builders are usually booked up in advance, so if your builder is able to start the next day, then it should set some alarms bells ringing as to why. It could be that they are leaving another job unfinished in order to start working on yours (and who's to say they won't do the same to you), or they don't have any projects on the books, and you should wonder why.

10. Skipping the contract

Having a written contract in place is essential - it provides clarity to both parties about the scope of work to be undertaken, the timeframe and schedule of works, cost, payment terms and will lay out details as to who is responsible for what, and what happens in the event something goes wrong.

Your builder might have their own standard contract, or they may adapt a contract template from the likes of the FMB and tailor it to your specific project.

FAQs

How do I find a good local builder?

There are multiple ways to find a good local builder, and it's a smart idea to try as many of these routes as possible:

• Getting recommendations from friends, family and neighbours
• Recommendations from professional advisers, like an architect or structural engineer
• Keeping your eyes peeled for advertising boards outside projects in your local area
• Using sites like Checkatrade, RatedPeople and Mybuilder, or searching the internet for builders near you
• Asking on social media (some people will document their projects online, so check hashtags and look for those near you)
• Using the search function on the websites of trade associations and guilds, including the FMB's Find a Builder tool

What should you base your decision on?

Once you have found a few builders that you are happy with and who have provided you with quotes for the work being carried out, Tim Warren advises that you should base your final decision on the following:

• Insurance - 'The builder should be happy to provide you with proof of their public liability cover. You may also want to take out other insurance yourself that will cover any structural issues in the event that your builder cannot fix them under the original warranty (e.g. they go out of business).'
• VAT - 'Although this is not always necessary, a builder who is VAT registered can provide you with extra assurance. Avoid any tradesperson who offers to deduct VAT in exchange for paying in cash, as this is tax evasion and is against the law.'
• Start date - 'It is likely that good builders are booked for a few months in advance. Before agreeing to anything, ask if they can estimate when work will start.'
• Team - 'Check that the team your builder will be working with are also vetted and have good reviews. Some builders may be able to oversee the entire project on your behalf and hire other good tradespeople that they know, which can save you time.'
• Completion - 'Ask your chosen builder what will happen when work is completed, such as when will you receive any certificates or warranty documents. They should also walk you through the completed project, and explain what will happen if there are any defects or faults spotted once work is over.'

How can you maintain a good relationship with your builder?

Once you have found a good builder, it'll help your project run smoother if you manage to keep up a good rapport, even if there are bumps in the road.

Elli Kiely, Design & Innovation Director at HJK Constructionsays: 'Fostering a strong, collaborative relationship with your builder throughout the process can make all the difference. Communication is key: regular check-ins and clear discussions about expectations, deadlines, and any changes can help avoid misunderstandings. Be open to the builder’s suggestions, as their expertise can offer valuable insights into the design and construction process.

'It’s also important to be realistic about timelines and budgets. While it’s natural to want things done quickly, some elements of building require time for the best results. Showing respect for the builder’s work and staying involved in the process can help keep things on track and ensure that the end result matches your vision.'

Adding a porch can have a big impact on your property. Not only can it add to your home's kerb appeal, but it can also help to offer useful additional space. Before you go ahead, however, you'll need to check whether you need planning permission for a porch or whether you can build one without it.

In many cases, building a porch will usually fall under Permitted Development, but you should always check with your local authority before you start building as in some instances, this may not be the case.

To help you understand the rules and regulations, we've checked in with the experts to explain when a porch does and doesn't require planning consent, and what other criteria it will need to meet.

Do you need planning permission for a porch?

In many cases, adding a porch to your home will fall within the scope of Permitted Development, which means you won't need to apply for planning permission.

However, this may not be the case for every home. If you live in a listed building or designated zone, like a conservation area, national park or Area of Outstanding Natural Beauty, your PD allocation might have been restricted or removed, which means you would need to submit a formal planning application to get consent to build a porch.

Similarly, if your home has already undergone significant extension works, then you may have used up your PD allocation, which means any additional space, even a porch, could be subject to planning permission.

It's important you check with your local planning authority before you start any building work to check what permissions you'll need.

How big can a porch be without planning permission?

There are certain criteria a porch must meet in order to count as a Permitted Development:

• The ground floor area (measured externally) is not more than three square metres
• The highest point of the porch is not more than three metres above ground level
• No part of the porch is within two metres of any boundary of your home and the road.

Does a porch need building regulations approval?

Due to their small size, porches are usually exempt from building regulations requirements, similar to the building regs rules for conservatories.

However this is only the case if certain conditions are met, as Rachael Munby of Anglian Home Improvements, explains: 'The existing front door between the house and porch must remain in place or be replaced with a new exterior door, and the porch must not adversely affect access if your home has ramped or level disabled access.'

If the porch contains any glazing or electrics, then those elements will need to apply with the relevant building reg guidelines. It is possible that the installer of these elements can self-certify that they meet the requirements under the Competent Person Scheme. This means they will notify Building Control on your behalf, so you won't have to.

FAQs

Do I need planning permission for a porch canopy?

While there are significant differences between a porch and a canopy, there are quite similar when it comes to planning rules. Usually you won't need planning permission for a porch canopy either. It can be argues that these are more architectural feature than additional space, but as long as they fall within the size and positioning requirements stipulated under Permitted Development, then you shouldn't need planning consent.

But as with many home improvements that can usually be done without planning permission, if you live in a listed building or specially designated area, you will likely have more stringent limitations on what you can and can't do without needing formal consent.

Once you've confirmed whether you need planning permission or not, you'll need to establish how much your porch will cost so you can budget accordingly.

Grandparents, parents and kids all under one roof is often a great idea in theory, but if you're struggling to find space for all the extended family it might be time to explore granny flat ideas.

Multi-generational living has taken off in the last few years as the pandemic and rise in the cost of living has seen many elderly relatives opting to move in with their adult children. It’s created an increasing desire among UK homeowners to build a granny flat or granny annexe that provides flexible living space. Research by estate agent Hamptons demonstrates this growth in popularity as the number of homes in England claiming the family annexe discount on council tax rose by 70% over the last five years – from 6,326 to 10,732. 

If you’re planning on building a granny flat, getting the design right is essential to ensure it is well-suited to it any needs of the occupant, but also maximising the limited floor area. 

Granny flat ideas

From the best material choices, to essential door widths and accessible bathrooms and kitchens, here's what to think about on your design journey to the perfect living space.

1. Design an accessible entrance

Getting in and out of the annexe safely needs to take priority when designing the entrance. Having ramped access as well as wide entrances are essential for wheelchair and frame users. 

'We always advise our clients to have wide covered doorways with a turning circle of 1,500mm and a clear door opening of around 850mm which allows plenty of space for wheelchair access,' says architect Shaun O’Brien at Roar Architects.

Grab rails at this location will be helpful, too, as will good, effective lighting – especially important during the evenings and in darker, winter months.

2. Install slip-free flooring

Choosing the best type of flooring for a granny annexe is no easy feat. You need something that is not only going to look great, but is practical, too. 

'Having a floor that’s sure underfoot yet easy to move on is key,' says Orla Kerr, UK & Ireland marketing manager at Quick-Step. 'As mobility decreases, trips become more likely and, with assistance from mobility aids providing independence of movement, making sure the user can move easily across the floor is essential.'

Although carpet can feel warm and soft underfoot, it can be difficult for wheelchairs to ride over and can be a potential trip hazard for those who are unsteady on their feet, especially high-pile carpets. 

Opt for soft and smooth surfaces instead, such as cork, rubber and vinyl. The softer materials will be kinder to joints and won’t pose a trip hazard. They’re also practical for wet areas, such as bathrooms and kitchens, and are easy to keep clean, too.

3. Avoid steps and stairs

The Royal Society for the Prevention of Accidents (RoSPA) reports that over 60% of accident-related deaths amongst the elderly are due to falls involving stairs or steps. So, if possible, keep all floors flush throughout the annexe to make moving around easier and more comfortable. Using the same flooring throughout will also negate the need for thresholds between different rooms. 

4. Plan the kitchen

Design a small kitchen space to prevent stooping, as well as having to reach high or digging through deep drawers. 

Pull-out pantries are great for any age group because they let you see everything at a glance, rather than having to shuffle items around. Install plenty of glazing to allow natural light to fill the kitchen space, and fit ceiling, sink and countertop lights, too, so that you can see what you’re cooking and cutting easily. 

Round all the edges of countertops and kitchen islands to help avoid any bumps and scrapes against hips and elbows. Also place switches and plug points at mid-height so everyone can reach them.

5. Make bathing easy

Although a place of sanctuary, the bathroom can prove a dangerous place in the home for older people with mobility issues. To avoid injury and create a comfortable and easy bathroom to use, choose clever sanitaryware to make bathing safer without compromising on style. 

Smart showers are essential for preventing scalding and monitoring water usage. 'Thermostatic showers keep the water at the temperature they are set, preventing sudden fluctuations in hot or cold water,' says Steph Harris, product manager at Showerwall. 

'All Roca brassware features the Cold Start function which means that when the tap is turned on, by default, the water will be cold,' adds Natalie Bird, brand marketing manager at Roca. 'The handle then needs to be turned to the left to gradually introduce hot water, which reduces the risk of scalding hands.'

Other design ideas include shower seats that give legs a rest while cleaning; grab rails to provide a little assistance and added reassurance when getting in and out of the bath; zero-threshold showers for preventing tripping over; and walk-in baths for those with restricted mobility.

Look out for comfort-height WCs where the pan is positioned slightly higher than a standard model and involves less effort for the user when sitting down and standing up.

6. Sleep well

Access to a comfortable night's sleep is a key design consideration when designing a bedroom in a granny flat. 

'We know elderly people often find it hard to get in and out of bed and that higher beds can aid access because it reduces the need to climb or bend,' says Fabio Perrotta, director of buying at Dreams. 

The brand’s Sleepmotion 200i U&I range (shown) has independent motion on both sides of the bed, enabling each user to customise the height of their head, back, feet and their lumbar support all at the touch of a button or via an app. 

'These adjustable elements can help with circulation, snoring and supporting the body better. The back tilt can also help with getting out of bed, as the customer doesn’t have to lift themselves from a flat position, they can sit up and swing their legs out of the bed. What’s more, raising the feet can also help with circulation which is very important for elderly people,' says Fabio Perrotta.

7. Consider tech

It's worth considering smart heating. Smart thermostats from companies such as Hive, Google Nest and Tado, will make it easy to control the temperature of each room of the granny annexe using a smartphone. They will work out when you’re home or when you’re en route back to the flat, adjusting the temperature accordingly, and can even be controlled using voice controlled systems such as Google Assistant and Amazon Alexa. 

They’re generally easy to use, but also offer peace of mind to adult children who want to take control of the heating in the annexe. This ensures that energy is being used efficiently, that the ageing parent is not getting too cold or hot or accidentally turning off the heating system.

8. Plan a clutter-free interior

Space is going to be restricted in an annexe, so you need to consider storage at the design stage to create a clutter-free interior, as well as ensure cupboards and shelves throughout the annexe are suited to the user’s needs. Built-in storage will help maximise the use of every inch of space. 

Look out for multi-functional pieces such as coffee tables or footstools with storage underneath. And lastly, don’t clutter the living area by ramming in too much furniture. Always leave enough room between each piece to ensure easy access for wheelchair and frame users.

Do I need planning permission for a granny annex?

The answer depends on whether it will act as another room in the house or considered a separate dwelling. A granny annexe is usually considered an outbuilding. If this is the case and the annexe is deemed 'incidental' meaning it with act just as an extra room in the house it may be built under permitted development rights. However, if the annex is designed to be a separate residence with a kitchen and living are you will need to apply for planning permission. 

How much does it cost to build a granny flat?

The cost to build a granny flat can vary hugely depending on whether you involve an architect, along with the intricacy and size of the annexe or granny flat. The contractor and construction fees will be the largest expense. For a basic build in the South of England, home improvement platform RESI estimates that you can expect to pay £1500/m2 for new build areas or £800/m2 for refurbished areas. However, this cost can jump to £1800/m2 new build areas or £950/m2 refurbished area for a premium quality build. 

However, two other factors to consider when budgeting for the cost to build a granny flat are if you choose to involve an architect, their fees can vary between 5 to 15% of construction costs. This also depends on if you bring them on to project manage. You will also need to make sure that your granny flat complies with UK building regulations, to put together a technical drawing package with the help of a professional you can expect to pay somewhere
£2000-£4000 .

Considering applying for granny flat planning? According to a recent report by Aviva, a third of UK adults with older relatives would consider sharing a home with them. However, the same report also shows that more than half of UK adults would have concerns about living in a multi-generational home. 

If you’re one of those 33%, but can’t see yourself living with an elderly relative in close proximity, building a granny flat, granny annexe or granny pod in your garden could be the ideal solution. But before you can get building, it's important to make sure you know if you need planning permission for these developments.

Granny flat planning permission

Before you begin the building process, you need to ensure you obtain the correct granny annexe planning permission. Read on to find out everything you need to know about applying for granny flat planning permission.

Can I build a granny annexe under Permitted Development rights?

Permitted Development (PD) rights are government legislation that allows certain improvements and additions to a house without the need to apply for planning permission. For example, you can construct outbuildings such as a pool room, home office or log cabin in your garden under PD provided they follow certain rules and your home is not a listed building or in an area of outstanding natural beauty. 

'The building would need to be under 4m tall and more than 2.5m from the boundary and it must also take up no more than 50% of your garden,' says Zoe Grey, regional design consultant at Oakwrights.

It also can’t be built in the front of your home, it can’t have a balcony, veranda or a raised platform. The problem with going down the PD route is that the outbuilding can’t be used as self-contained living accommodation. So if you plan for the granny annexe to be used full time, then Permitted Development won’t work in this instance. 

If the granny flat is only going to be used on an ad-hoc basis, such as at occasional weekends, then you could potentially consider Permitted Development.

When do I need planning permission for a granny annexe?

If you, or a friend or family member plans to permanently live and sleep in the annexe which is ancillary to the main house, you will need planning permission to build it. 

Your local planning authority will want to know the overall size of the annexe in relation to the main house and the size of your garden. To get planning permission approved, they will also want to know the reasons why you want/need to build an annexe, who plans on using it in the near future and in the long-term. 

Planning permissions will only be granted if you can fulfil all the requirements of your Local Planning Authority.

What is the Caravan Sites Act and how is it different from normal planning permission?

The Caravan Sites Act is basically a permitted development route for installing a granny annexe. As explained above, a standard annexe used as living accommodation will require substantial foundations and is seen as a permanent structure and therefore requires planning permission to be built. Whereas an annexe installed under The Caravan Sites Act is seen as a portable structure. 

It can still be used as living accommodation and have a bathroom, kitchen, bedroom and living area, but it can’t be a permanent structure. Some advantages of a portable annexe is that it can move with you if you ever decide to sell your home. Or, if you no longer have a need for it, you could sell it separately and regain your garden space again.

What is the process for applying for planning permission for a granny annexe?

1. Seek professional advice

In the first instance, get advice from an expert. 'A planning consultant from somewhere like the NAPC will be able to advise on the likelihood of your project being approved by undertaking a feasibility study,' says Oliver Wright, planning manager of the NAPC and managing director of iHus. 

2. Apply for planning permission

When ready, you’ll need to use all the information gathered to complete an application process online to your local authority at the Planning Portal. You will have to provide supporting documentation such as the location and site plans, an ownership certificate providing evidence of ownership of the property and pay an application fee. Fees vary between local authorities, you can use the Planning Portal fee calculator to work out how much your application will cost. 

3. Application registration

Once submitted, the next stage is validation of the application. 'This can take between one to three weeks for your application to be registered,' advises Oliver from NAPC.

4. Public consultation

Your application will then be published and open for third parties, such as neighbours, to comment. They have 21 days from the published date to do so and their views will only be considered when in-line with planning conditions, such as nature conservation, loss of privacy, impact on listed buildings, noise, the appearance and materials included in the design.

5. Site visit

Your assigned case officer may get in touch to visit the plot before they make their decision. 'The visit will allow the officer to fully assess the site context and ensure there will be no impact to neighbours,' says Oliver from NAPC.

6. Case officer assessment

Considerations will then be made and your planning officer will draw upon national planning policies and existing and emerging local planning policies. They will check council standards, plus any previous decisions relating to the site or similar applications. 

'If you employ a planning consultant, it would be at this point that they would proactively engage and negotiate with the case officer to ensure they give the application the best chance of success,' says Oliver from NAPC.

7. Recommendation and decision

Once the application has been appropriately assessed, a decision will be made. 'This usually takes eight weeks. However this is dependent on the local planning authority and their caseload,' advises Oliver from NAPC. 

If planning permission is approved, the developments detailed in the application can go ahead. If the application is rejected, it’s vital that no works begin. 

8. Appeal a planning rejection

You can appeal if the council refuses planning permission or you want to challenge any conditions imposed on a grant of planning permission. You must appeal within three months of the planning decision being given. 

Alternatively, you could submit a revised application instead. You need to consider the issues raised in the letter detailing why your application was rejected. It’s worthwhile submitting a pre-planning enquiry to work out what is likely to help you get your planning consent. 

9. Amends to approved decisions

Once a successful decision has been made, you may decide that you want to make some alterations to the proposal. This may mean you have to apply for a non-material amendment or a minor material amendment. 

This can all be done online via the Planning Portal. You’ll have to clearly state and show what changes you want to make and there will be a fee involved.

The prefab home has been on a journey of redemption over the last few decades. Often seen as a damp, low cost, low quality, post-war property solution, these Cinderellas of the housing industry are now seen as the future. As always the truth is more complicated. 

Post war prefabs were actually very successful; warm, well designed and well loved by their residents especially in comparison to the standard of housing at the time. They provided an intelligent, rapid response to the acute housing crisis created by WW2. 

Their reputations were coloured because they were generally designed for a 20-30 year life span. This was often extended by decades with many becoming tired and damp before they were replaced, tarnishing their image for a generation. The idea that we can utilise this approach again to help us in our current housing and environmental crisis is certainly appealing. 

Prefabrication in housing is a broad term covering everything from bespoke self-build homes with a kit of pre-cut timbers and instructions that require complete erection on site, to fully built homes craned into place with bathrooms and kitchens installed. The phrase ‘Modern Methods of Construction’ or MMC is often used to cover the advantages and efficiencies of processing elements of the structure or the whole house in a factory. 

The efficiencies and economies from a production line are huge; whole buildings built by a team over a few days in a vast shed to be broken into large elements and loaded onto a series of lorries and whisked to site is a thing to behold. It means that the structure and insulation remains totally dry during construction avoiding issues with damp insulation and moisture in newly built houses. It also massively reduces waste. There has been a rule of thumb that about 8-10% of materials on a typical building site end up in a skip! 

Working in a factory allows for ‘nesting’ computer programmes to work out the most efficient way to cut and use materials from standard sizes to minimise waste. Combined with the benefit that materials are rarely left over on a production line, they simply go into the next building along the construction line rather than into the bin. 

There are significant issues with build quality on many traditional construction sites. Building in a warm dry factory allows for better workmanship and supervision and reduces time lost to inclement weather. It also opens opportunities for new people to join the construction industry. Unsurprisingly, months spent outside in freezing weather is not the best advert for a career in construction! 

Working in a more controlled environment could, for example, bring many more women into the sector which would be very welcome. It also has benefits for transport as getting workers to and from site is often one of the larger components of carbon emissions associated with a project. Construction is responsible for hundreds of million van miles each year in this country alone. If a workforce can live near a house building factory then travel miles can be reduced to short daily commutes and the delivery lorries taking the buildings to site. 

One of the criticisms of pre-fab has been that the designs are standardised to allow for the economies of scale and the benefits from factory construction to be achieved. Given that no site is ever identical and that the variety of shapes, styles and materials of British homes has always been a joy, these are reasonable concerns. 

However the MMC sector is getting heavy investment, evolving fast with many different ideas and solutions to allow for greater customisation and choice whilst keeping its inherent benefits - so watch this space. 

Homes built with less waste should be cheaper. Homes with better build standards should be more efficient and constructed with less impact on the planet. So cast off any prejudices and embrace the coming revolution.

Deciding to extend your home could be the perfect solution for a house that is feeling cramped and dingy. But it doesn't come cheap. Fortunately there are extension ideas for every budget that will leave you with a satisfying and stylish space.

Building an extension is a significant investment, and it's important you consider your budget carefully to determine what you can afford to spend. As a first port of call, it's a good idea to come up with a list of needs and nice-to-haves, which you can then share with a designer who will help to shape your space.

Ultimately, how much your extension will cost will depend on a few different factors including size, specification and where you live, which can make it a challenge to not get your heart set on something you can't afford. And at the time you're looking for ideas, you might not have drilled down into how much you will allocate to your extension fund. While everyone's budget will be different and relevant, we've broken down the best extension ideas by three budget bands to help you see what you might be able to achieve.

Extension ideas if you're on a tight budget...

1. Can you make better use of existing space first?

If you are working with a small budget, it's worthwhile considering whether you actually need to extend — it's possible that the right solution would be making better use of the space you already have instead.

Knocking down internal walls could help open up the floorplan, improving flow and making it feel bigger. Changing patio doors for those with slim frames can help to bring in more natural light which can combat that dingy feeling. If you need more space, it might already exist. Garages and lofts can become a bit of a dumping ground for rarely used stuff, but these areas could potentially be turned into usable living space. Both a garage conversion and a loft conversion could come in significantly cheaper than an extension, but it's important you weigh up their pros and cons before you commit.

'It’s important to do your research before committing to an extension,' says Keith Myers, managing director of The Myers Touch. 'I always ask clients “Do you really need an extension?” as very often clients have complicated spaces internally that aren't working correctly so they think the solution is to add more space and what you end up with is a more complicated space.'

2. Keep it small

If you decide an extension is the way to go, you'll need to keep any additional space compact and considered. A small single-storey extension may be all you need to ease space pressures on your home. As part of your extension design, make sure you add a rooflight and as large patio doors as you can afford — this will maximise the amount of daylight that floods into the space, making it feel bright and spacious.

'The high costs of moving home, stamp duty etc. have had a significant impact on the housing market and it makes sense to investigate the possibility of extending your existing home,’ Says Richard Atkins, Director of Design at DesignSpace London.

'Whether it’s upwards, sideways or backwards, extensions can enhance natural light, link existing areas of the property to make better use of the space and improve the overall design. Turning a cramped space into something lighter and airer, and that works better for your family.'

On the other hand, if you realise that things are feeling crowded around your front door, it may be that incorporating a small porch idea is the ideal extension solution. Better still, adding a porch is usually one of those home improvements you can make without needing planning permission. But do check with your local planning authority before you start, just in case.

3. Opt for a conservatory

Looking to add space that will improve your connection to the garden? Planning a conservatory could be the ideal option.

There will be lots to weigh up when considering the extension vs conservatory debate, but where cost is a deal breaker, conservatories are considerably cheaper. While an extension could cost upwards of £40,000 all in, the cost of a conservatory could be half of that.

4. Choose the right external finishes

Where cost is a primary factor, you'll need to be careful about which materials and finishes you use. When it comes to your extension's exterior, cladding might be popular, but it could break your budget. Opt for render instead.

Extension ideas if you have a medium budget...

5. Think about a two-storey extension

If your budget will allow and you need the additional space, a two-storey extension could be a cost-effective solution.

Every extension, regardless of size, needs foundations and a roof, so building the walls a bit higher and adding an additional floor might not be as expensive as you might think.

Try to think about the space you need now and the space you might need in the future — maybe you're planning on extending your family, or preparing for how your home will work when your children get older. Adding that space now could save you from more disruption down the line.

However, if you've weighed up a single vs two-storey extension and can't see yourself using that upstairs space, then it's best to stick to a single-storey addition.

6. Make use of the side return

A lot of terraced or semi-detached houses, often from the Victorian era, have a small passageway at the side of the house which is often a dumping ground for bikes, the bins and garden stuff. This seemingly small space could be a prime opportunity to incorporate one of the best side return extension ideas into your scheme.

Side return extensions might not be the biggest, and they sometimes prevent their own set of unique challenges, but just a few extra square feet can make all the difference to your home, and transform how you live in it.

7. Add swathes of bifold doors

A bank of bifold doors with slim sightlines are an ideal way to create a connection between your extension and your garden, while also flooding the new space with daylight.

This can give your extension real wow-factor, so is well worth the money if your budget will stretch. If a swathe of doors isn't a suitable solution, consider including a large, fixed picture window for an equally impressive look for less.

Extension ideas if you have a large budget...

8. Extend your kitchen

Kitchen extensions can be costly, and not just because you'll need to factor in the cost of a new kitchen on top of creating the new space. But when you are reimagining your kitchen, you may have to do some additional plumbing work to achieve your dream kitchen layout, which can add significantly to the cost. The overall cost for your kitchen extension will depend on various factors, including the specification you choose.

Getting an architect and designer involved at an early stage is essential to get everything you want or sometimes a clever builder can create space you hadn’t even thought about.

'Extending what is often viewed as the prime part of the house, increasing the space and enhancing it with features like rear glass back drops, exposed steels and vaulted pitched roofs will increase not just usability of the house but also the saleability,' says James Bernard director of PlusRooms.

9. Go for a glass extension

If you have a larger budget, you might want your extension to have the wow-factor. But wow-factor comes with a significant cost attached to it.

Glass extensions can help you create a really strong connection with your garden and flood your home with natural light, which can improve your mood, sleep patterns and concentration.

Choosing the right glass will be essential to prevent the space from being too hot in the summer and too cold in the winter, but these special coatings may come at a further additional cost.

10. Add a roof lantern

Another way to create some wow-factor in a flat-roof extension is to add a roof lantern. While rooflights tend to sit flush with the roof, a roof lantern projects above the roofline in an often pyramid-shape. These architectural features not only look striking and can make your extension feel bigger than it is, but will ensure your new space benefits from the maximum amount of daylight as possible.

Depending on the size of your extension, you could choose a single larger lantern, or add multiple smaller ones.

11. Choose oak frame

Adding an oak frame extension can add great character, charm and texture to your home. As the frames can be prefabricated off-site, assembly times on site can be drastically reduced compared to other building systems.

FAQs

What is the cheapest way to extend my home?

The cheapest way to build an extension is to stick to some budget-friendly design principles in the first instance. Keep it small, keep it simple and keep it standard. Elaborate designs can often mean you need expensive bespoke materials, extra professional advice and your tradespeople on site for longer, all of which will hike up the cost of your extension.

Concrete blockwork and a concrete sub-floor tend to be the cheapest way to construct an extension. As well as the materials being cheaper, most trades are familiar with them so you won't need a specialist team to erect it.

Opting for a simple square or rectangular shaped build will also help keep you within budget, rather than introducing curved walls or glass, that would come with a premium price tag. It's a good idea to be flexible too. If you can achieve a similar look with a cheaper products, without compromising on quality or function, then that's a great way to keep costs under control.

Try and steer away from having to deal with drains or trees when extending, though. If you have to deal with drains and a Build Over Agreement then this can add to your costs. As will the removal of trees.

Will an extension increase my home's value?

When done well, an extension will add value to your home. 'If an extension is an asset to a building and it is built to regulation and based on the design and materials all being used in the correct way, then this will certainly add value to your property.' Says David Conlon founder of En Masse Bespoke.

'Some extensions will add a far greater value to the property than the build cost, so this is certainly the sweet spot you should aim for in your design and budget stage. If you're concerned about the project paying for itself, it could be wise to consult an estate agent to gauge how much the property would increase in value with the extension in place.'

Mike Fairman of Checkatradeadds: 'In the UK, an average three bedroom house with an extension that creates a double bedroom with an en-suite bathroom can add up to 10-12% to the value of the property. It’s important to do your homework to understand how the design of your extension will impact the value it adds to your home. Adding double bedrooms and bathrooms tend to add the most value.'

If an extension is on the cards for you in 2026, then now is the time to start planning - and a key starting point is to get an idea of how much the extension will cost.

Building an extension isn’t cheap - and there are various factors that will affect the cost, from the size and type of extension you want to build, the materials you want to use, what you want to use it for, and where you live. But with bad budgeting one of the most common extension mistakes homeowners can make, it’s important you have a firm grasp of how much your chosen addition, and any specific extension design features you want, are likely to cost, and how you can keep those costs as low as possible.

To help you determine and allocate your budget to get the best extension you can for your money, we’ve broken down what you can expect to pay for the most common types of extension, the hidden costs you’ll need to factor in, and the ways you can reduce how much your extension costs, without compromising on quality.

How much does an extension cost?

There are several variables that come into play when determining how much your extension will cost. We’ve broken some average costs per square metre for the most common types of extensions:

• Single-storey extension costs - £1,800 to £3,000/m2
• Two-storey extension costs - £1,850 to £3,500/m2
• Side return extension costs - £2,500 to £3,500/m2
• Wraparound extensions - £2,300 to £2,800/m2

These average costs do not include VAT. If you live in London, you are likely to pay at least the upper limit of the costs mentioned. These costs are based on creating the shell only, if you plan on using your extension for a new kitchen, for example, the cost of buying and fitting the kitchen will be on top.

What are the hidden costs you’ll need to factor in?

Once you’ve factored in the cost to build the new space, there are various other often-forgotten costs that you’ll need to factor in to come up with a realistic budget. This includes architect fees, planning permission for your extension (if you need it), interior fittings and VAT.

• Architect fees - these will usually be a percentage of your overall build costs. Could be as low as 3-7% up to 15%
• If your extension falls outside the scope of Permitted Development, you’ll need to apply for planning permission, which costs £258 in England (costs in Scotland and Wales may vary). You might also want to consider a Lawful Development Certificate which costs £103.
• Interior fit-out - this cost will depend on how you plan to use the space. A kitchen could cost between £10,000 and £50,000+ depending on specification.
• Many of the quotes you receive will not include VAT, so you’ll need to add on 20%.

Other hidden costs that will depend on your specific project and local authority include:

• Building Regulations approval
• Party Wall Agreements
• Structural Engineer fees
• Plumbing and electrical costs
• Rubbish disposal
• Surveys
• Insurance - building work may invalidate your existing insurance policy, and so you may need to opt for a specialist extension insurance policy for the duration of your project.
• Alternative accommodation if you can’t live on site while the work is undertaken

What's the cheapest way to build an extension?

The cheapest way to build an extension is to keep it simple in terms of shape and materials, and to do as much of the work as you can yourself.

Complicated designs and unusual or bespoke materials will ramp up the cost and potentially involve the need for specialist advisers or surveys. Concrete blockwork and timber frame are both cost-effective material options for the structure.

Tim Bromley, Federation of Master Builders member and MD of Wolfe Design and Build, says: 'For larger extensions, timber frame can be a quicker option. It doesn't suit every project, however. Traditional block and brick methods offer greater flexibility when attaching an extension to irregular profiles, such as period properties.'

How to cut the cost of your extension

There are lots of ways you can reduce how much your extension will cost, but make sure you consider these carefully to ensure that they won’t turn out costing you more in the long-run.

1. Do you really need to extend?

Before you plan on adding more space to your home, it’s best to consider if you could make better use of the space you already have instead. Maybe an internal remodel could help improve the flow of your home. If you have a garage or loft space you rarely use, these could potentially be converted into usable living space.

If additional space is required, it’s worth thinking about whether a conservatory might suit your needs, instead of an extension.

The good news is that, depending on where you live and any previous work has been done on your home, you may be able to make these changes without applying for planning permission.

2. Be careful who you hire

When hiring professionals to build your extension, you need to choose wisely. Choosing the cheapest may be appealing, but if they aren’t the right person for the job, you could end up having to pay more to rectify issues that come up.

Opt for an architect who specialises in the kind of extension you want, in the area you live in. This will ensure they understand the local planning rules. Similarly, when looking for a good builder, choose someone who has experience with projects like the one you are proposing, and whose work you have vetted in person.

Your builder will also be able to offer advice on where you might be able to save some money by choosing an alternative material or product, without compromising on quality.

3. Try taking on some of the work yourself

If you are a skilled DIYer, you could save some significant money by taking on some of the project's tasks yourself. This could include things like bricklaying, plastering or tackling the internal fit-out. Serial renovator Laura Crombie saved £25,000 when building her extension by doing some of the work herself.

But remember, you should only take on tasks that you are confident are within your skillset. Leave the jobs that are beyond the scope of your skills to the professionals, otherwise you could end up blowing your budget paying the expert to put your mistakes right.

Even if you aren't a confident DIYer, you might be able to help the project move along quickly by removing shrubs and paving out of the way of the proposed extension. This means less time on-site for your pros, which can reduce labour costs.

4. Opt for a simple design

We’d all love an architecturally interesting glass-and-steel edifice, but unfussy extensions with 90-degree angles rather than clever curves and slants will be quicker – and therefore cheaper – to build.

You should also weigh up a single vs two-storey extension design. While a double-storey addition might actually be more cost-effective, if you don't need that much space, then it's best to stick to a single-storey design.

Even for a single-storey extension, speak to experts about how much addition space you actually need. Avoiding adding more space than you need is another way to keep costs for materials and labour under control.

5. Carefully consider the plans, and stick to them

Check and agree on your plans thoroughly early on, and especially before you break ground. If you change the scope of what you want part way through, you could likely find your project taking longer and costing more, and potentially falling out with your builder along the way.

When speaking to homeowners about what they wish they knew before they extended, the number and location of plug sockets came up, so take your time to consider where these will be most useful, and whether you have allocated as many as you need.

6. Start your project at the right time

Timing the groundworks, build and roofing to take place during the summer months will reduce the chances of your project being paused due to heavy rain, wind, snow or frost, which can prevent unnecessary spending.

It can also make living on site while the work is going on easier, and negate the need to spend on alternative accommodation.

7. Get an itemised cost breakdown

Choose a builder who will give you a fixed price and work to an itemised list of costs agreed up front, to avoid unexpected extras as the work progresses.

But make sure you work a contingency fund of 10-15% into your budget for any unforeseen issues that may crop up. Even with the best planning, preparation and tradespeople on board, sometimes it's only possibly to identify problems when the work has begun.

8. Act as your own project manager

Usually, the building firm or architect you employ will provide the services of a project manager, but if you have the time and organisational skills, you could DIY. It would involve liaising with the architect (if you’re using one), working with the local authority’s planning and building control officers, finding tradespeople, directing the schedule of work and sourcing materials.

But whether you should act as your own extension project manager is a crucial decision. You'll need to have a clear understanding of the extension building process, the ability to order materials on time, haggle on prices, and ensure everyone and everything is turning up on time. It's a time consuming task, but if you have the time and the skills, it could be a way to reduce the cost of your extension.

9. Consider energy efficiency early on

Insulating Concrete Formwork’ blocks are essentially polystyrene Lego bricks that fit together to create a double wall that’s filled in the middle with poured concrete. It’s a quick, low-skilled job for reduced labour costs. It’s also great for heat and sound insulation, which can help you save money in the long-run.

Tim Bromley adds, 'The key advantages of ICF blocks are build time and thermal efficiency for large extensions, but the thickness of ICF walls does reduce the internal space. Maximising space is often key in this kind of project, so that's an important consideration.'

10. Choose your exterior finish carefully

Dressing the block work structure with cladding or simple render works out cheaper than skinning it with an outer layer of bricks. Expert Tim Bromley confirms, 'The most cost-effective method for a block-work extension is exterior render, including those with a timber frame.'

However, make sure you pay attention to any criteria or conditions that may be specified under Permitted Development or your planning permission. Ignoring any stipulations about exterior finishes could cause unnecessary hassle and prove costly to put right.

11. Don’t mess with pipework

When it comes to arranging the interior of your new space, leave soil stacks and pipework where they are – even if it means compromising on your dream layout. It's expensive to relocate them.

12. Buy off-the-peg doors and windows

Bespoke glazing is budget-busting, but you can still achieve a light, airy space with standard size rooflights, windows and doors. Sliding, rather than folding, aluminium-frame doors tend to be 25% more expensive. Velux centre-pivot roof windows are a cheaper option to bespoke glazing. But be careful to choose materials than will last the test of time.

You can also fit them yourself if you’re a competent DIYer to save on the additional installation costs.

13. Be savvy about the interior fit out

Another way to cut the cost of your extension is to be savvy when considering the interior finishes.

Fitted joinery and tiling are beautiful, but labour-intensive, and therefore expensive. Paint walls rather than have them tiled, choose carpet, LVT (luxury vinyl tile) or engineered wood flooring, and find off-the-peg cabinetry you love to keep costs down.

Shop around to ensure you get the best deals possible.

14. Think about what can be reused

Thinking sustainably is not only good for the planet, but it's good for your wallet too. Could you reuse any existing or excess materials elsewhere?

If not, consider selling them somewhere like Facebook Marketplace. You might not recoup your initial spend, but even getting some money back will help, and it could reduce how much you have to pay getting waste removed from the site too.

FAQs

Is it cheaper to extend up or out?

Robert Wood, Managing Director of London-based construction company Simply Extend says, ‘It is in general cheaper to do a loft conversion due to the fact that no foundations are needed as you are building on top of an existing structure.’

Most loft conversions also don’t need planning permission. However, not all loft spaces are suitable for conversion. If your loft conversion would involve changing the roof structure, costs will go up dramatically, meaning an extension might be more suitable.

How much value does an extension add?

How much value an extension can add to your home will depend on a few factors, including the size and quality of the extension, what it's being used for, and property prices in your area. Done well, you could see your property's value rise by 10-20%.

If you are planning on selling your house soon after extending, then it's worth researching ceiling property prices and seeing what kind of improvements have been made to nearby properties. A kitchen extension might be a good idea if you are looking to add maximum value, as these spaces tend to be the heart of the home.

However, this may be less important if you are extending your forever home. In this case, having a home that will work for you now and into the future may be more of a priority.

If you're thinking about adding more space to your home with a conservatory, then it's important that you understand the rules and regulations you'll need to adhere to. But do you need planning permission for a conservatory or can you build one without it?

If you're planning a conservatory, the good news for many people is that you won't need planning permission. But this won't be the same for everyone and the rules can be complex and depend on where you live and what other changes have been made to your house in the past.

We spoke to conservatory experts to break down the circumstances when planning consent may be needed, when it won't be, and the other regulations you might need to meet.

Do you need planning permission for a conservatory?

In many cases, you won't need planning permission for a conservatory, as they often fall within the scope of Permitted Development.

Barney Bell from David Salisbury says: 'In the UK, most conservatories are considered permitted development, meaning they don’t require planning permission, provided they meet specific criteria.'

'Permitted development rights are an established grant that a house might already have in place,' adds James Upton, managing director of Westbury Garden Rooms. 'This allows some building works to be undertaken without having to make an application for formal planning permission, as you would with a loft conversion or a new porch.'

In order for a conservatory to fall under Permitted Development, in must fit a very specific set of criteria, which will be dictated by your local authority. If you want to build something beyond that criteria, then you will need to apply for planning permission.

But these rules are complicated, and they may not be the same for everyone. 'Different rules apply in conservation areas, national parks, for listed buildings, and Areas of Outstanding Natural Beauty (AONB’s),' says Barney.

'Conservatories for listed buildings most often require planning permission due to the nature of the property,' picks up Mervyn Montgomery, Joint-Founder and Managing Director of Hampton Conservatories.

'In many cases, the planning office will impose specific design constraints, such as ensuring the conservatory is sympathetic with the host property, maintaining the original style of the period home. However, some planning offices prefer the design to be in complete contrast so that the new extension is entirely obvious and not a ‘mock’ version of the original. This is where a bespoke design service really comes in handy.'

You should always check with your local authority before you start any building work to make sure you are clear on the rules that apply in your specific circumstances.

'Don’t let the potential requirement of planning permission put you off pursuing your dream conservatory, 'says Mervyn. 'Work with an experienced design team that can assist you throughout the process, advising on the necessary statutory requirements and supporting you throughout the application process to make your dreams a reality.'

Does a conservatory need to meet building regulations?

Even if you don't need planning permission for it, depending on it's size, conservatory building regulations may need to be met.

If your conservatory is built at ground level; is less than 30 square metres in floor area; has an independent heating system; and is separated from the house by external quality walls, doors or windows – it is normally exempt from building regulations requirements.

However, even if the conservatory itself is an exempt structure, any new structural opening between the conservatory and existing house will require building regulations approval. Part L is an important update to the regulations, covering all matters thermal.

How big can a conservatory be without planning permission?

'The maximum size a conservatory can be without planning permission depends on your property type and location,' says Barney Bell. 'For a detached house, the conservatory must not extend more than 4 metres from the rear wall; for a semi-detached or terraced home, the limit is 3 metres.'

'Larger sized extensions can be built under ‘prior notification,’ which is a form of Permitted Development whereby the local planning authority must be notified of the details prior to development taking place.'

Barney goes on to say: 'For householders, single storey, rear residential extensions can be built up to 8m in depth (6m for a semi or terrace) provided that boundary neighbours are first informed. If no objections are received (or any objections received are not considered to have planning merit) and the LPA is satisfied that there are no significant adverse impacts arising from flooding, highways or contamination, a Lawful Development Certificate is issued.

'Additionally, the conservatory must not cover more than 50% of the original garden space, exceed 4 metres in height, or be higher than the house’s eaves.'

Most reputable conservatory companies will offer planning advice to assist you through the process.

If you plan on building your conservatory right up to the boundary with a neighbouring property, you might need to get a party wall agreement in place before any work begins. Ignoring the Party Wall Act could prove costly, so it's important to follow the rules.

Can I convert my conservatory into an extension without planning permission?

According to the experts, converting a conservatory into a fully functioning extension may involve changes beyond permitted development regulations. And because of this, it is wise to check with the planning department at your local authority to be completely sure before you start the process of converting your conservatory into an extension.

David Salisbury's Barney Bell explains: 'Generally, turning a conservatory into a full extension may require planning permission, but this will depend on the scope and scale of the changes.

'If the original conservatory was built under Permitted Development rights, altering it into a solid-roofed extension could exceed these allowances, making an application necessary.

'Key factors include the size of the structure, its distance from boundaries, and whether the property is listed or in a conservation area.

'Replacing a glazed roof with a solid one or modifying walls significantly may change the classification from a conservatory to an extension, triggering the requirement for a full planning application.'

FAQs

Do I need planning permission to put a solid roof on my conservatory?

Older additions can become swelteringly hot during the summer and icy cold in the winter, so it might be worth thinking about modernising your conservatory. And as part of that, you might think about replacing your existing conservatory roof with a solid one. But can you do this without going through your local planning authority.

Barney explains: 'In many cases, making alterations to an existing conservatory, which includes changing its roof, can be done without planning permission, provided the structure remains within permitted development rights. If the conservatory was originally built under these rights and the changes do not exceed size restrictions or alter the building's footprint significantly, approval may not be required.

'However, if your property is listed or in a designated area (such as a National Park or Conservation Area), you may need planning permission for even minor changes. Replacing a glazed roof with a solid or tiled alternative could also impact building regulations, particularly regarding insulation and structural integrity.'

But if you submitted a planning application to build your conservatory in the first place, it's possible you could need to apply again. ‘If you gained planning permission for the existing conservatory and now seek for it to have a solid roof, providing it is of the same height, it is unlikely to require planning permission,’ according to Melanie Clear, founder of Clear Architects. ‘If, however, the new roof is higher, even by the smallest of measurements, this will require planning permission.’

But, ‘given the thermal improvements this will make to the overall home, most councils will be accepting of this change to help reduce energy use for the property,’ Melanie asserts.

It is always recommend to check with your local planning authority before making modifications to an existing conservatory.

Do I need a door between a house and conservatory?

One thing you may not have considered in terms of how to plan a conservatory is whether you need a door separating it from the original house or not.

'If you are opting for a traditional conservatory, you will often have to have a door between your house and conservatory due to heat loss,' says James from Westbury. 'This is something that can be required under building regulations. However, if you opt for a timber frame orangery this is not always a requirement due to the superior insulation.'

Can I put a conservatory on the front of my house?

'If planning permission and space allows, there is no reason why you should not be able to put a conservatory on the front of your house,' adds James from Westbury. 'This is not something that we see very often.'

'Most people attach their conservatory or orangery to the living space that is often at the back of the house such as the lounge, dining, or kitchen area. When positioning a conservatory on a property our aim is always to make the most of the surrounding views, be this at the front or back of the property.'

Once you've decided on the build, incorporate some of these conservatory interior ideas to make the most of your new space.

If you are planning on some significant home improvements, then you'll want to make sure you're clear on the rules around Permitted Development so you don't fall foul of the law.

While larger, more substantial projects may require you to apply for planning permission, thanks to Permitted Development, there's a broad range of changes you can make without needing to submit a planning application and wait for approval.

But there are strict criteria that need to met, and it's not necessarily a one-size-fits-all set of rules. We spoke with architectural designer and TV presenter Charlie Luxton to get his expert take on what all homeowners should know about their Permitted Development Rights.

What is Permitted Development?

Permitted Development is implied consent from your local planning authority to make significant changes to your home without needing to submit a planning application. But the rules are complex and depend on various factors including the alterations you want to make, where you live and any changes that have previously been made to your home.

Charlie explains: 'The principle of permitted development (or PD) rights is simple enough: they allow certain changes to be made to a home without the need of planning permission.

'Unfortunately, they were drafted by civil servants, not known for their clarity of approach, who tried to cover as many of the possible changes and combinations of changes to the 27.8 million UK homes as they could. Also, each of the home nations has its own form of permitted development rights!'

How do you know if something is Permitted Development?

The only way to know for sure if your proposed changes fall within the scope of Permitted Development is to check with your local planning authority, as Charlie explains. 'If, having done your homework thoroughly, you think you’d like to rely on permitted development rights to make changes to your home, then before you hire a builder or swing a hammer you should check with your local council that they agree with your assessment.

He adds: 'No one should launch into a building project of any size based on assumptions about what is allowed. It is too complex, with too many nuances and caveats.'

What kind of projects are classed as Permitted Development?

There are lots of alterations you can make without needing planning permission (providing you meet the necessary criteria). These include things like:

• Extensions to a house (provided they fall within specified size and position restrictions)
• Loft conversions
• Garage conversions
• Certain porches, doors and windows
• Sheds, pet enclosures, fuel storage structures
• Exterior painting
• Gates, boundary walls and fences below 2m height
• Installing certain micro-generation equipment (like solar panels or heat pumps)

'There is a long list of more unusual allowances, such as converting a barn into a home and building some temporary structures – but there is also a long, long list of complex and detailed restrictions,' says Charlie.

Even if you don't need to apply for planning permission for these improvements, you will still need to meet the requirements of the Building Regulations.

Do all homes have Permitted Development Rights?

If you live in a designated zone, like an Area of Outstanding Natural Beauty or a Conservation Area, then you might find your PD rights have been restricted or removed entirely under what is known as an Article 4 Direction. This means that you'll need to apply for planning permission to make changes that elsewhere in the country might class as Permitted Development.

Additionally, even if you don't live in a designated area, it's important to understand that PD rights are not limitless. Permitted Development is based on how your home stood on 1 July 1948 (or as it was when it was built if it was built after that date), and so any changes made since this time count towards your PD allocation, even if the changes were made by previous owners. The slate does not get wiped clean if you move house. If the PD allowances on the property are maxed out, you will need to apply for planning permission to make further changes.

Do I need confirmation that work is Permitted Development?

'There is a second very good reason to ask for confirmation on proposed changes under permitted development. When you come to sell your home, your buyer’s lawyers are likely to ask for evidence that any changes you’ve made are legal. If you don’t have robust proof of this, you’ll have to charge around at the last minute to get it or possibly lose the sale,' explains Charlie.

This is where applying to your local planning department for a Lawful Development Certificate can help give you peace of mind. Charlie says: 'Submit a simple set of drawings with a form explaining how the proposed change complies with permitted development rules and a fee (about half that of a proper planning permission application). It will take a similar length of time as a planning application. But the good news is that it’s not discretionary. The planning officer is just looking at how you’ve interpreted the rules, not asking neighbours or commenting on the design.'

'If all this seems too much of a faff, or what you’re proposing is small and simple, you could seek advice from a building surveyor or planning consultant and push on without getting the council involved. You will need to get something in writing, so if you’re questioned by the council or future buyers you can produce it.'

FAQs

What can happen if you don't check that your work is Permitted Development?

'While I appreciate that it seems wrong to have to ask to do something that you’re allowed to, the risks are too high not to double check. If you get it wrong and build something the planning department finds out about and decides doesn’t comply with permitted development rights, they may take enforcement action,' says Charlie.

'This means making a retrospective planning application – always nerve-racking – and the ultimate penalty could be having to take down or undo the work you’ve shed blood, sweat and tears over.'

Depending on the work you are undertaking, you may also need to have a Party Wall Agreement in place.

Wanting to make room for their ever-growing family, a couple transformed their 1950s bungalow with two modern additions. The result is a highly inspiration timber clad bungalow exterior makeover.

The homeowners had been searching for a location with good transport links to London ‘The key criteria for us was to live close to the train station, however, most three bedroom houses within close proximity were out of our price range’.

When the couple found the house online, it was obvious that it needed updating both in terms of layout and cosmetically, but structurally it was sound. ‘What really struck us both was the warm, homely feeling the house had,’ they say.

Updating 1950s bungalow: Before

Although they never worked on a renovation project before we were keen to modernise the property and add two more bedrooms to accommodate their three children. Their chosen extension idea for the bungalow saw them adding two timber cabins, one at the side and one at the rear.

Doing it this way meant they could add the spaces without requiring planning permission as the additions to both the side and rear fall under Permitted Development rights.

They chose to live in the house while the work was done, which took six months in total. The existing extension was demolished, new foundations were laid, the new external walls and roof were built and then finally, the windows went in.

'We erected a huge 12-man tent in the garden where we put all our furniture and we slept, cooked and ate in just a couple of rooms for several months, washing up in the bath and cooking on a portable hob. We had a six-month old baby at the time, which as you can imagine, created additional challenges!’

The extended bungalow: After

Now, the open-plan kitchen and dining room looks onto a beautiful, secluded garden and from mid-morning until sunset, sunshine streams into the space. The overall layout means they can all be under the same roof but still spread out if we need to have some space.

‘Our bedroom is accessible only through a secret sliding wall – which adds a fun element,’ they explain.

5 things you need to know about Timber cladding

Simon Graham at Yard Architects shares his expert advice on using timber cladding, 'It's ideal for modern homes. For a contemporary look, use a hidden fixing system or a cladding profile which allows you to cover the screws with a premium grade cladding with as few knots as possible.

• You don't have to treat the timer. 'Not treating the timber means it will fade down to a silver-grey. This can take some time, so there are products you can use to speed up the weathering process and make it more even.'
• Choose from a variety of finishes. 'Different woods, from Canadian red cedar to Scottish grown larch, will give you variety of outcomes,' Simon advises. 'As do different building profiles and ways of fixing the timber cladding.'
• Try staining it. 'This can dramatically change the appearance of your timber cladding. For this extension, we used Osmo Charcoal Country Colour, which is UV resistant and soaks into the wood for a long lasting finish, to create a deep black colour.'
• Always check building regulations. 'When using timber cladding close to adjoining properties or boundaries, it may need to be treated to provide fire resistance which can be expensive' Simon warns. 'If in doubt, check the requirements in the Building Regulations.'

The stylish black kitchen idea beautifully echoes the new timber clad exterior. The touches of natural wood and woven pendant lights help to soften the look and add warmth to the overall scheme.

Transforming where you live can be expensive business so knowing how to renovate on a budget is key if you want to create your ideal home without breaking the bank.

But it's a balance. After all, renovating too cheaply can leave you with a sub-par result that doesn't last. A key part of renovating on a budget is knowing where you can save without sacrificing quality and where spending a little extra is absolutely worth it.

Follow these tips to keep your costs under control while renovating your home, while still getting the result you desire.

1. Establish your budget and timeline

The first step in any renovation project is to figure out how much you have to spend.

Once you have established a renovation fund, put 10-15% of it aside as a contingency fund so you have a bit of a buffer should any unexpected issues crop up.

In order to stick to your budget throughout the renovation work, you will need to keep track of every bit of spending (using a spreadsheet with simple formulas is an easy way to do this).

You'll also need a clear timeline that you are working with. Gareth Davies, as Design Director at Classic Interiors, says: ‘If there’s one thing I wish homeowners knew, it’s that a clear plan is everything. It’s tempting to make decisions as you go, but without a budget and timeline, costs can spiral quickly. Taking the time to research, plan and choose your key priorities upfront saves a lot of stress and money later.'

2. Figure out what you need

In order to renovate on a budget, you'll need to prioritise the work that needs to be done. Take the time to come up with an ultimate list of everything you could ever want or need to do to your home and then split it into two further lists — one of things that absolutely need to be done, and one of things you would like to do.

Once you have that priority list, you can get quotes and allocate your budget accordingly. Anything left over can start to be allocated to your wants list.

For example, if you are in desperate need of an additional bedroom, a loft conversion may be the most cost-effective option (depending on the structure of your roof). But if you'd also like some additional space downstairs, and your budget will stretch, then a two-storey extension could be a good option.

3. Choose your team carefully

Depending on the scale of your renovation plans, you might need to appoint a team of professionals to help you. But being savvy about who you choose could help your budget stretch further.

For example, some renovations may require an architect or architectural technologist to come up with your plans, especially if you are planning a significant transformation. For simpler projects, there's nothing to say you can't draw up these plans yourself, or use a draughtsperson or even your building contractor to draw up the plans.

If you are doing it yourself, you'll need to research what they need to entail if you are using them when applying for planning permission, building regulations or for builders to tender for the job.

4. Always get at least three quotes

It can feel like a faff, but if you want to renovate on a budget, you'll need to make sure you're paying the best price. And that means you'll need multiple quotes to compare.

Phil Spencer, property expert and founder of the property advice website Move iQ, says: 'Get quotes from multiple contractors and ask them to quote for the same thing, so you can compare like with like. When you’ve chosen your preferred contractor, agree a payment schedule with them and make sure you track all expenses carefully.'

But be cautious too. Even if you are trying to stick to a tight budget, you should be wary of any quote that seems to good to be true. Speaking to previous clients and seeing examples of previous work can help you make your decision.

5. Act as your own project manager

You could save some serious cash by acting as your own project manager instead of paying someone else to do it.

You'll be the one negotiating with other tradespeople ensuring you pay the best price, plus you can choose which parts you might want to do on a DIY basis.

But while this can save money, it's an important and time consuming job, so you'll need to be sure you are up to the task. You'll be responsible for coming up with the schedule of works and ensuring the project runs smoothly and safely. Dealing with any issues that may arise will also fall to you.

6. DIY what you can

A key way you can save some money while renovating is to get stuck in and do some of the work yourself. You might need to add to your toolkit, but the good news is that these tools for renovators are all under £30. But it's crucial you only take on tasks you can do competently rather than biting off more than you can chew. And even seasoned renovators have jobs they wish they left to the pros.

Julie Gokce, Senior Designer at More Kitchens, says: 'People often undervalue the cost of undoing poor renovation work, and it can end up costing you far more to redo something that hasn't gone well than if you had found someone who could do the task effectively the first time.

'Removing ruined materials, repairing the damage left behind (to the floor or walls), and then starting all over again, all cost time and money. In the end, you can find yourself paying three times; once for the initial work, again to undo it, and finally to have it done properly.'

For those tasks you can't do, it's best to pay for a pro to do it. Electrics and plumbing should always be left to a professional.

7. Get creative

A big part of working with a tight renovation budget is that sometimes you need to get a little bit creative to get the look you want without gobbling up your entire project fund.

For example, you might love the look of polished concrete or flagstone floors, but it might be beyond your budget. But you could go for vinyl flooring that gives you the same look at a fraction of the price.

8. Be a savvy shopper

When it comes to buying materials for your renovation, you'll need to be savvy if you want to pay the best price.

Choosing off the shelf products as opposed to bespoke is vital if you are trying to stick to a tight budget, as is buying secondhand.

You should also shop around, keep your eyes peeled for any sales, bargains, or bulk buying incentives and it never hurts to know how to haggle to get a better price.

For finishing touches, try paint matching services to get the colour you want for less.

9. Mix premium with budget buys

Even if you are working with a tight renovation budget, spending a bit more where it counts can make it look like you spent loads more than you actually did.

For example, spending a bit more on high quality windows and doors means you get something that has a longer lifespan and need less maintenance. Positioning these well will also flood your home with natural light, making it feel brighter and more spacious, which means it's money well spent.

10. Reuse what you can

If you plan on knocking anything down while you renovate, it's worth coming up with a plan as to how you might be able to reuse any of those materials, like roof tiles or bricks, elsewhere.

Not only can this be good for your purse strings, it's also really good for the environment by reducing the amount of waste that needs to be disposed of.

Even if you are trying to complete your renovation on a budget, it's worth making sure the money you are spending is going to boost what your home is worth. Avoiding these pointless home improvements is a good starting point.

Renovating your home has jumped to the top of many of our to-do lists following the last year. Despite the current DIY buzz in the air, it can be an intimidating process fraught with difficult decisions. However, Julian Mcintosh, Your Home Made Perfect's newest architect has a three-word mantra he relies on to make the home renovation process easier.

Related: Building an extension on a house – what to do, where to start and planning permission, explained

You Home Made Perfect returns for its third season this Monday presented by Angela Scanlon. The BBC show turns the typical home renovation show on its head, pitting two architects against each other to fulfil a brief. While that might not sound groundbreaking, to help the clients decide, each architect's final design is bought to live via the magic of VR.

Sadly not all of us will have access to VR technology, and be able to step into the plan for our home when renovating. So ahead of the new series, Julian Mcintosh, the latest addition to the Your Home Made Perfect family, shares his top tip for homeowners planning a home renovation.

Your Home Made Perfect renovation tip

'A big renovation should always be motivated by wanting to make a big change to your home and lifestyle. My mantra is to always consider 3 things: layout, light, and flow,' he explains. 'This simplifies the choices in your design decisions and reduces the pressure homeowners put on themselves to get the design perfect.'

In a renovation it can be easy to quickly become overwhelmed by decisions especially when working within a budget, so keep your cool by keeping Julian's three-word tip in mind. You might find the decisions are less challenging than you realised.

'A well-considered layout is key to achieving a well-designed home. The layout must reflect your habits and behaviours, such as your need for storage, extra bedrooms, designated social/rest spaces and your outdoor space. From there you can look at where you can maximise the space available within your budget.'

For more information on how to curate a well thought out layout explore our kitchen layout guide.

If there is one thing you should really be prioritising in any renovation project it should be natural light. 'Natural light in an architectural space is proven to help improve our everyday life and wellbeing. I would encourage homeowners to ensure there’s as much natural light coming into the spaces that they use most frequently to help enhance daily activities.'

'Natural light can also be a wonderful way to highlight unique material finishes, colours, and forms of a space, helping to bring alive an architectural design,' Julian adds.

Out of Julian's three-point mantra, flow is likely the most intimidating one to tackle, fortunately, he has an insider tip for getting your head around that too.

'Architectural flow is used to help homeowners create a seamless transition from space to space. A useful tip when thinking about flow is imagining all the doors of your plan being left open and evaluating if there is graceful, efficient flow.'

So if you're considering tackling a big home renovation bear this mantra in mind, better yet tape it to a wall where you can see it next time you start to panic about decisions.

Related: George Clarke's extension planning advice – including his brilliant tips for sticking to a budget

Your Home Made Perfect returns to BBC2 at 8pm on Monday, 24th May.

EDITOR’S NOTE: An earlier version of this article included a quote from a purported expert whose credentials we have not been able to verify. The quote has been removed. We regret this lapse in our verification process and have updated our internal protocols to reduce the risk of recurrence.

If you don't want to, or can't afford to, move house, then improving your existing home is the way to go if you want to make it suitable for your way of life. But these alterations may be substantial and homeowners might be put off by the idea of having to navigate the planning system in order to make the changes. Fortunately, there are plenty of home improvements you can do without planning permission.

This is thanks to Permitted Development (PD), which gives implied consent for certain changes to be made to a home without having to apply for planning permission. However, planning and PD rules are complex and depend on various factors including where you live and any alterations that may have already been made to your home.

While the projects on this list generally fall within the scope of PD, there will be exceptions. You should always check with your local planning authority before you start work to check the rules for your specific circumstances.

1. Reconfigure the internal layout without planning permission

Knocking down or moving interior walls can make a huge difference to your home, improving its flow, granting extra space where you need it and allowing natural light to enter the property more effectively.

In many cases, you can reconfigure the existing floor plan without needing to get permission from the planners, provided you are not extending the overall footprint of the property.

However you will need to follow building regulations guidance for key elements of the work – i.e. any structural changes, where supporting walls are needed.

Seek help from a structural engineer to help with this process.

2. Replace windows and doors

When it comes to whether you need planning permission for windows (and doors) will depend on where you live and what kind of changes you are looking to make. Replacement windows and patio doors can be totally transformative for any property, both aesthetically and practically. They can not only make your home look more attractive, but can also help improve its energy efficiency.

The Planning Portal states that the following do not usually need planning permission:

• 'Repairs, maintenance, and minor improvements, such as repainting window and door frames
• 'Insertion of new windows and doors that are of a similar appearance to those used in the construction of the house (note – a new bay window will be treated as an extension and may require permission)
• 'Installation of internal secondary glazing'.

Adding a new external doorway or replacing a door with a window (or vice versa) may also be permissible under PD, but this will depend on where the door or window will be located on your property, and where in the country you live.

3. Replacing your roof

In many cases, you won't need planning permission to replace the roof on your home, provided it doesn't alter the existing roof height and that nothing projects more than 150mm from the roof slope.

Even though this can be usually be done under Permitted Development rules, it's worth checking whether your local authority has any stipulations about materials you can use.

4. You can add roof windows without planning permission

Bringing in light from above can be key to making a home feel brighter and more spacious. You won't usually need planning permission for a VELUX window, providing they follow these strict rules:

• The windows do not protrude more than 150mm beyond the plane of the roof slope
• They are no higher than the highest part of the roof
• If placed in a side elevation roof slope they must be obscure-glazed and either non opening or more than 1.7 metres above the floor level

But there are different types of roof windows available, and the rules may depend on which type you choose. A roof lantern may project further from the roof than a rooflight, and so may be subject to planning approval.

As with everything on this list, you should always consult with an expert before going ahead to make sure you don't fall foul of the rules.

5. You don't need planning permission to build a porch

You don’t need planning permission when you opt for a small porch idea if the floor doesn’t exceed three square metres, and it's no more than three metres above ground level. You will also need to make sure that no part of the porch is within two metres of any boundary of the house or a highway.

However, you will need to be careful if you take the front door of the property out the porch. It then becomes part of the property and potentially subject to planning permission.

6. Installing or updating cladding can be done under Permitted Development

Adding cladding or render to the exterior or your home can usually be done under PD, but you should check to see if there are any local restrictions or criteria in terms of materials and appearance you need to know about.

But this kind of work is not usually allowed without planning permission in Conservation Areas (and similar) or on listed buildings.

7. Convert your loft into a room without planning permission

If you're planning a loft conversion then there is good news. You don't usually need planning permission for a loft conversion providing it is no higher than the highest part of the roof and a similar material to the rest to the house is used.

Any loft conversion idea that goes beyond your existing ceiling space does require permission, so check before you start work.

If you live in a terraced house, the loft conversion can't exceed the original roof space by more than 40 cubic metres. This increases to 50 cubic metres for detached and semi-detached houses. However, the roof enlargement can’t hang over the outer wall of the house.

8. Undertake a garage conversion

If you are thinking about converting an attached garage into usable living space then you can usually do this under Permitted Development, in the same way an internal remodel would.

But you do need to check whether there are any planning conditions attached to your property that stipulate that the garage can only be used for car parking.

The rules around planning permission for a garage conversion can also differ if the garage is standalone rather than being attached to your property. In this case, you may need to apply for planning permission to change the use.

9. Convert a basement without planning permission

You should be able to convert your basement without planning permission, as long as you are not planning to:

• Make any changes to the exterior structure
• Use it as additional accommodation
• Excavate.

10. Build a single-storey extension without planning permission

Permitted development does allow for a single storey extension to be built without applying for planning permission, which is music to the ears of many homeowners. But there are strict criteria that the addition will need to meet:

• The extension must be built on the side or rear of the home
• It cannot extend past the rear wall by more than three metres for an attached property or four metres for a detached home. Although if you secure prior approval under the neighbour consultation scheme from the local planning authority, you build a rear extension by up to eight metres (for detached houses) and by six metres (if not detached)
• Building materials must be similar to the existing property
• It takes up less than 50% of the land surrounding the property
• Must be less than four metres in height or three metres if it is within two metres of a boundary
• Any eaves or ridges must be no taller than the original property

You can build a side extension without planning permission, but only if it is…

• Single storey and less than 4m in height
• No more than half the width of the original house at its widest point.

If the side extension is being attached to an existing extension, the measurements above apply to both constructions as one enlargement. If you want your side extension to extend out beyond the rear wall (but not be attached to it), it is subject to the same rules as rear extensions in terms of how far it sticks out.

11. Building a conservatory doesn't need planning permission

You don’t usually need planning permission for a conservatory either, as long as you adhere to the strict height and width regulations (these will be the same as for a single storey extension).

Your conservatory might also be exempt from building regulations requirements if it is has a floor area of less than 30 square metres, is independently heated and is separated from the main house by external doors.

12. Install a garden room

If you are looking to bring your garden room design ideas to life, then you can usually do this without needing planning permission, providing it meets certain criteria in terms of size and use.

If the garden building is away from the house, takes up less than 50 per cent of the garden and is smaller than 15 square metres, or in some cases 30 sq m, you’re unlikely to need planning permission or building regulations approval. If you want to use the garden room as an extra bedroom or an annexe, then you should check with your local authority around what is required.

'The use of any garden building is restricted to purposes ‘incidental to the enjoyment of a dwelling house’ – essentially household only use' Jo at Modulr Space, explains. 'Permitted Development rights can also be removed by local orders or by other planning restrictions which may have been imposed on previous planning permissions.'

13. Construct a two-storey rear extension under Permitted Development

If you need significant additional space, then often you can build a two-storey rear extension without planning permission. But again, it has to adhere strictly to the following guidelines:

• The extension can be no more than three metres beyond the rear wall
• Must be within seven metres from the boundary of your plot that’s directly opposite that wall (10m in Scotland and 10.5m in Wales).
• The build has to be less than four metres high
• Any windows on the side elevation should use obscured glass, and be non-opening, unless the opening is more than 1.7 metres above the floor of the room it's in.

If you wish to add a second storey to an existing single-storey extension, this won’t be possible under Permitted Development if the existing addition extends beyond the rear wall by more than three metres.

14. Installing solar panels

If you want to make your home more sustainable and lower your energy bills, you don't usually need planning permission for solar panels.

However, if you live in a designated zone, like a Conservation Area or National Park, or if your home is a listed building, you may need to apply for permission to add solar panels to your home.

15. Adding a heat pump doesn't need planning permission

The installation of a single ground-source or air-source heat pump usually falls within the scope of Permitted Development, so you won't need to apply for planning permission. The unit must comply with the Microgeneration Certification Scheme Planning Standards MCS020 and in the case of an air-source heat pump, should be located at least one metre from the boundary of your home.

If you live in a designated zone or a listed building you may find you need to apply for planning permission, or that you face additional criteria in terms of where the heat pump can be installed.

If you want to install an additional heat pump, you will need to apply for planning consent.

16. Adding an EV charge point

You can install a charging point for your electric car without needing planning permission, provided its in a place that is lawfully used for off-road parking, and the property isn't listed or in a designated zone.

The specific criteria you'll need to meet may change depending on whether you opt for a wall-mounted charger or one on an upstand.

You might also find there are stipulations around removing the charging unit when it is no longer required.

17. Erecting fences and walls around boundaries

You can build, maintain or alter any fence, gate or wall surrounding your property provided they are within the boundary lines and they doesn’t exceed one metre in height when adjacent to the highway, or two metres for other fences or gates.

Anything beyond that, along with listed buildings, will need planning permission.

18. Building a shed

If you are planning on installing a shed to be used as storage, then you can usually do this without needing planning permission, as long as:

• The floor area is less than 15 square metres
• It's not located in front of your house
• It's single storey, with a height of less than 2.5 metres
• Has no veranda or balcony attached to it
• Is not going to be used for commercial activities or as additional accommodation.

19. Installing raised decking

You shouldn't need to apply for planning permission to add a raised deck to your garden.

That is, provided the deck is no more than 30cm above the ground and covers no more than 50 per cent of the garden area.

20. Upgrade your driveway

Depending on where you live, you can usually upgrade your driveway under PD. But the rules may stipulate you use certain porous materials to help with drainage, or make provisions for rainwater to drain away natural via a lawn or flower bed.

If you want to add a new driveway, the rules will depend on the road you are looking to build a driveway off. If it's a non-classified road, you may be able to do this under PD, but you will likely need planning permission if the road is classified.

FAQs

How do I know if I need planning permission?

The best way to know if you need planning permission or whether your proposed alterations are classed as Permitted Development is to check with your local planning authority. If you are working with an architect, or a reputable installer for things like conservatories, then they may be able to do this on your behalf.

Do all homes have Permitted Development rights?

While many homes will have an certain allocation of Permitted Development rights, in some areas these may have been restricted or removed altogether. This tends to be the case in areas like:

• Conservation Areas
• National Parks
• An Area of Outstanding Natural Beauty
• A World Heritage Site
• Norfolk or Suffolk Broads.

In these areas, it doesn't mean that home improvements aren't allowed, it just means that you will need to submit a planning application.

Homes that have had significant additions or alterations in the past, even those done by previous owners, may find that their PD allocation has been used up, which means any more changes will need planning permission too.

Even if you don't need planning permission, you may still need building regulations approval and possibly a Party Wall Agreement with your neighbours.

It's useful to obtain a Certificate of Lawful Development from your local authority for any works you're carrying out, confirming the project falls within permitted development rights.

What happens if I thought it was Permitted Development, but it turns out I needed planning permission?

While you should always check the planning situation before you begin any building work, mistakes do happen. If it turns out you should have sought planning permission but you didn't, you can apply for it after the fact. This is known as retrospective planning permission.

But there is no guarantee that this will be granted, and you may find yourself subject to enforcement action to make changes to, or even undo, the building work at your own expense.

Whatever building work you might have planned, if it impacts a wall or boundary you share with a neighbour, it's worth knowing whether it's illegal to ignore the Party Wall Act so you can stay on the right side of the law.

There's a lot to consider when you want to add more space to your home, but make sure you research whether you will need planning permission for your extension to avoid falling foul of your local authority's planning rules.

Building an extension is a great solution to make your existing home work better for your family and ease space pressures that can make your property feel oppressive. But if you want to add more space to your home, there are various rules and regulations you'll need to abide by, and this includes planning permission.

Whether you'll need to apply for planning permission for an extension or not will ultimately come down to the size and type of extension you want to build, where you live, and whether your property has previously been extended. Here we explain everything you need to know so you stay on the right side of the law.

Do you need planning permission for an extension?

Technically, all extensions will require planning permission in some shape or form, but in many cases this permission is granted automatically under what is known as Permitted Development (PD rights), which means you do not have to submit a planning application.

Whether or not you need to apply for planning permission when extending your home is complex and will depend on a few different factors rather than being a straightforward yes or no. But it's important that you find out whether your project needs it before you start, otherwise you could potentially find yourself having to undo all the work you have done.

Robert Quinton, director of Construction Megastore, adds: 'Not all home extensions require planning permission, thanks to permitted development rights. Certain changes, like rear or side extensions, loft conversions, and garage conversions, are allowed, as long as specific criteria are met.'

While for many homeowners, not having to go down the planning application route for an extension can be a huge positive, extension rules under PD are strict and must be adhered to (more on that below).

However, there are limitations to PD. If you live in a maisonette or a flat, then PD rights do not apply given the impact that any building work could have on your neighbours. Similarly, if you live in a listing building or a designated area; such as a Area of Outstanding Natural Beauty or a Conservation Area; your PD rights may be severely limited or removed altogether, under what is known as a Article 4 Direction. If this is the case, it doesn't mean you cannot extend your home at all, it just means you'll have to submit a planning application.

There is also a limit on how many changes you can make under PD. PD rights are based on the property as it stood on 1 July 1948 (or as it was originally built, if it was built after July 1948). This means that any previous additions made under PD by previous owners count towards your allocation — it doesn't start fresh when you move to a new house. Zara Banday, Partner and Head of Residential Property at Slater Heelis Solicitorsadds: 'The local planning office will hold records of past planning permissions relating to the property, and copies are usually displayed on the council’s website. If a house has been extended previously it may be visibly obvious, and you can also make enquiries of any previous owner to see if any work has previously been carried out under Permitted Development Rights.'

Do all extensions fall under Permitted Development?

While some extensions will fall under the scope of Permitted Development, not all do. There is a definitive guide to Permitted Development rights contained in the Government's Permitted Development Rights for Householders: Technical Guidance. The detail does vary slightly in Scotland, Wales and Northern Ireland.

The guides are comprehensive, but a bit technical and can be daunting, especially if you've not come across this information before. The good news is, your architect should be well-versed in planning rules in your local area, and can make sure their design falls within the scope of PD.

If you do need to go down the official planning route, they can apply on your behalf. You can also speak to your local planning authority or a planning consultant who will be well-equipped to offer advice on whether your proposed extension project requires a planning application or not. If your application is approved, there will be planning conditions attached to it, which will need to be followed otherwise the consent will be voided.

What size extension can I build without planning permission?

The size of extension you can build without planning permission will depend on how big your plot is and what’s already on it. You can build an extension under Permitted Development as long as it doesn’t exceed 50% of the area of land your house sits on. That 50% excludes the area covered by the house itself, but also includes any sheds and outbuildings.

But there are specific criteria that will apply depending on whether you want to build a single or double storey addition, and whether you want to build it to the rear of the property or the side.

Some of these rules may not apply if you live in a designated zone, like a Conservation Area or National Park.

FAQs

Can I extend the front of my house under PD rights?

If the front of your house faces a road, then no, you will not be able to extend under Permitted Development rules. You’d have to apply for planning permission instead. In cases where your house sits on a corner plot where the side wall faces the road, this cannot be extended under permitted development either.

If you’re desperate for any extra space at the front you can possibly gain, you could add a porch to an external door (max 3sq m) as long as it’s no higher than 3m and further than 2m away from the boundary with the road.

Balconies, verandas, a chimney, aerial or satellite dish would not be allowed under Permitted Development.

What is a Lawful Development Certificate and do I need one?

If you choose to build an extension under PD rights, it's worth getting a Lawful Development Certificate from the local council before you start the build. This legally binding document confirms that you do not need planning permission for an extension. It's a good piece of paperwork to have, especially if you come to sell your home in the future.

Will I need Building Regulations approval?

Even if your project can be built under PD rules, the project will need to comply with Building Regulations for an extension. The Building Regs are there to ensure construction work is safe and meets standards. From the foundations right up to the roof, there are strict regulations that need to be met.

A building control officer, hired either through the local council or as an independent inspector, will be needed to sign off the build against the regulations at different stages of construction.

You will need to have Building Regs drawings, which can be drawn up by an architect. Expect to pay around £700 for drawings of a single-storey extension. You will also need to factor in fees for building control application fees, any structural calculations by a structural engineer and any Party Wall Agreement fees.

Can my neighbour stop or object to my extension being built under Permitted Development Rights?

Your neighbour can't legally stop you from extending your home as long as you have the necessary permissions or meet the PD criteria, but it’s in your interests to maintain a good relationship with them. Keep them up to date with your plans and take their views into account when planning your new extension.

If you’re going down the neighbour consultation scheme route for prior approval of a larger extension under Permitted Development, your neighbours do have the opportunity to present valid objections.

How much does planning permission cost?

If your project cannot adhere to the PD rules outlined above for PD rights then you'll need to submit a planning application. And in England, this will cost £258.

Most planning applications take up to eight weeks, unless they are unusually large or complex, in which case the time limit is extended to 13 weeks. If permission is refused, you can appeal but this process can take several months, so you’re better off tweaking your plans to reach an agreement.

If your project – or your property – is anything out of the ordinary, it’s worth hiring a planning consultant to navigate the permission minefield for you and expedite reaching an agreement to keep your project on track. Just make sure the consultant you engage is a chartered member of the Royal Town Planning Institute.

What happens if you don't get planning permission for an extension?

If you're project doesn't qualify as as Permitted Development, then you'll need to apply for planning permission. But some people don't, and go ahead with the build anyway, but this can have dire consequences for your project.

Rob adds: 'Building without planning permission is not a criminal offence, but it can lead to serious consequences. Councils have the authority to issue Enforcement Notices, which may legally require you to alter or even demolish unauthorised work. This can be both stressful and expensive.'

Zara adds: 'You can appeal against enforcement but if this is unsuccessful and you fail to comply with the notice, you can be prosecuted.

'From April 2024 the time limit for taking enforcement action is 10 years.'

You may be able to apply for retrospective planning permission, which is essentially applying for permission after the extension has been built, but there is no guarantee that this will be granted, and you could have to tear down your extension.

For peace of mind, and to protect your project and budget, it's best to check with your local planning authority and your architect to check what permissions may be required before you start.

So, you're giving your outdated living room a makeover - do you start with paint colour or the all-important sofa? Interiors writer Arlyn Hernandez has shared what she views as the crucial first step for planning a room.

It's bigger than settling on a flooring design or a light fitting, it's all about starting with how you want a room to feel.

Related: 32 grey living room ideas – from pale hues to deep charcoals for creating gorgeous spaces

'I've heard a lot of designers say to start with an anchor piece. Something that really gets your blood pumping through your veins.' Arlyn says. 'While I don't necessarily disagree, I prefer to start with identifying how you want a room to make you feel.'

Arlyn Hernandez advice for planning a room

'Don't worry about style, don't worry about colours, don't worry about floor plans. How do you want to feel when you're standing in the space? Is it a room that you want to unwind in? A room that you want to have all your friends in, around the table for hours laughing?'

'It's a bit lofty and intangible but once you identify that feel factor, it's so much easier to make decisions on things.'

'For instance, if you've decided you want your bedroom to energise you, make you excited to jump out of bed in the morning, you might want to avoid anything too dark or overly moody. It might look good to your eye, but if it doesn't speak to how you want the space to serve you, you know to shift gears.'

Equally, if you struggle with sleep, making a space that's as calming and ordered as possible will be more conducive to getting enough rest.

Taking an 'anchor', such as bold patterned wallpaper trend that makes your heart sing as the starting point for your colour palette can help to make a cohesive scheme. But while your home should be filled with things you love to look at, it should also support your lifestyle.

As Arlyn says, it's worth slowing down and thinking about what you need from the spaces in your home before getting bogged down in paint samples.

Related: Next Home’s new service promises to help design your dream home on a budget

Arlyn Hernandez spent thirteen years writing about homes before launching Arlyn Says. She has a Skillshare course on called Interior Design: Create a Plan For Your Perfect Room.

Will you be taking her advice?

Getting planning permission when looking to expand your family home can be a minefield of negotiating neighbours objections. However, due to a new planning law this could become a thing of the past.

Related: You'll find it harder to get planning permission if you live HERE

The new planning laws announced by Housing Secretary Robert Jenrick will allow families to add two storeys to their homes WITHOUT full planning permission.

The new planning law will come into effect in September as part of a package of measures designed to shake up planning permission and revitalise town centres.

New planning law for extensions

The new plans will allow families to add up to two storeys to their home without full planning permission through a fast track process. The aim is to create new homes and living space for growing families.

The new right means that homeowners will still need to comply with building regulations and carefully consider the impact on neighbours and the appearance of the extension. However, while the local authorities will still need to consult neighbours about the plans, their powers to object and block extensions will be reduced.

The right will initially only be available purpose-built blocks of flats. However, it will be rolled out to all detached properties.

There are concerns that the new plans will lead to a rash of unsightly developments and clash between neighbours. However, government ministers hope the new plans will make it easier for growing families to expand their properties without having to move.

They are also optimistic that it will also encourage developers to add new homes to existing buildings.

Housing Secretary Robert Jenrick said:'We are reforming the planning system and cutting out unnecessary bureaucracy to give small business owners the freedom they need to adapt and evolve, and to renew our town centres with new enterprises and more housing.'

'These changes will help transform boarded up, unused buildings safely into high quality homes at the heart of their communities. It will mean that families can add up to 2 storeys to their home, providing much needed additional space for children or elderly relatives as their household grows,' he added

Related: Homeowners can now build large extensions WITHOUT the need for planning permission

If you love your community but your growing brood of kids are struggling to fit in your home, skip the stress of moving and extra moving costs, and consider an extension.

However, although neighbours might not have the same ability to block a proposed extension, it's always best to keep them in the loop about any upcoming construction.

Phil Spencer has a top tip that could add £5,000 to the value of your house. The best part is that it won't cost you a penny.

Related: Phil Spencer reveals his prediction for house prices in 2021 – it's going to get a lot worse...

It almost sounds too good to be true. However, speaking to This Is Money, the Location, Location, Location presenter revealed that selling a house with planning permission can seriously boost the value of your home.

Phil Spencer's tip for selling a house with planning permission

'Converting the loft or adding an extension provides the biggest-value boost, but will typically cost between £20,000 and £40,000,' explains Phil.

'Just by applying for planning permission, you can sweeten the deal for a potential buyer. It might give a growing family the confidence that they can squeeze in an extra bedroom.'

Many sellers, including House Simple, have seen an increase in sale price after obtaining planning permission. It can increase the property value by 10 per cent and encourage a quick sale.

However, there are two main types of applications for planning permission. The full planning permission application requires a detailed proposal and will cost you £206 for an extension in England. Outline planning permission, on the other hand, is a little bit more flexible and you can get it for free.

'A full planning application requires an architect's drawings. But, with a bit of research, you can often secure outline planning permission for free by applying to the local planning authority yourself,' explains Phil Spencer.

An outline planning permission application allows for a decision on how the general principles of the site will be developed. There are some conditions, but the application is less detailed than a full planning permission application.

However, before you start rushing to apply for planning permission, it is important to address what changes would benefit your property. You might find them many of the changes don't need any planning permission!

Related: Five home renovations you can do WITHOUT planning permission

Follow Phil's advice and make sure you do your research.

Having grown up surrounded by natural beauty in the Hamptons, New York, Runway Gallery artist Jeff Muhs has always been passionate about nature.

From his hand-built studio in Southampton, New York, he works primarily with oil on canvas, but also experiments with concrete to create striking sculptures.

More from Runway Gallery: Art for your home – meet Astrid Vos, fashion illustrator

We talk to Jeff about his creative approach, art as an investment and why a little procrastination isn't necessarily a bad thing...

Five minutes with Jeff Muhns

Buy now: Capsheaf, £9,500, Jeff Muhs at Runway Gallery

I take artistic inspiration from my surroundings

'I grew up in the Hamptons and my father was a hunting and fishing guide, so I was out on the water with him as a young child from sunrise to sunset.

'I’ve always been passionate about drawing and painting, so it seemed natural for me to study at the School of Visual Arts in Manhattan, where I learned the traditional techniques of oil painting. I moved back to the Hamptons afterwards and have lived and worked here ever since.'

Some people say my paintings look like stone or marble

'To me, each piece is a landscape painting – nature’s beauty distilled and rearranged into its most basic forms: light, colour and space. Think of it as a reflection in a puddle – you might not even notice it until somebody points it out to you. That’s what I’m trying to do through my paintings.'

'Oil on canvas is my main medium, but I’ve always been a sculptor. I learned the art of wood sculpting from my father when I was a child, but it wasn’t until I built my first house that I discovered concrete as a medium. I became fascinated by it and have been experimenting ever since.'

'Unlike my paintings, my sculptures are driven primarily by process and form; I love discovering new ways to create shapes.'

Buy now: Charting totality, £9,500, Jeff Muhs at Runway Gallery

My creative process begins with procrastination

'I start by making new tools to work with, from brushes to easels. I spend a lot of time visualising and planning the work I’m about to undertake, winding myself like a spring until the tension is released and the actual creating begins.'

'It can take anything from twenty minutes to a month to make a painting. Most of that time is just spent looking – observing what’s beautiful about it and how to further enhance that.'

I consider art as an investment in your quality of life

'Few things exist solely for pleasure. I think that large, visually dynamic works benefit from being isolated in their own space, but there’s something beautiful about the poetry of grouping seemingly non-related works.'

Buy now: Butterfly Count, £5,500, Jeff Muhs at Runway Gallery

Looking for a statement piece to give your walls the wow factor?

Related: These exclusive limited-edition Connor Brothers prints are now available at Runway Gallery

Runway Gallery is an online venture showcasing contemporary, affordable art from Jeff Muhs and other artists. Discover more at runway-gallery.com.

Purchasing a new build might seem like a fast track to getting your dream home. But research has revealed that building faults are turning dream homes into a new-build nightmare.

Related: First-time buyers using Help to Buy could be forking out more for a new home

When you buy something new, you think it would be safe to assume that everything will be in perfect working order. Sadly, when it comes to a new build that couldn't be further from the case.

Some new homeowners have reported finding between 100 and 400 faults in their spanking new 'dream homes'. And, the number of customers reporting snags seems to only be on the rise.

In 2015, 93 per cent of customers reported faults in their homes. While in 2018 this had increased to 99 per cent of new homeowners, according to the Home Builders Federation’s satisfaction surveys.

New research by My Tool Shed has revealed the 12 most common faults you should keep your eye out for:

Most common new build nightmares

1.Loose or cracked roof tiles

2.Insecure or unstable walls, fences and gates

3. Loose and cracked guttering and downpipes

4. Loose or cracked brick and paintwork

5. Unfinished or poorly laid driveway

6. Insufficient garage insulation

7. Poorly fitted door hinges and handles

8. Cracked or poorly sealed window frames

9. Uneven or loose staircase and bannisters

10. Improperly fitted or functioning kitchen appliances and fittings

11. Improperly fitted or functioning bathroom fittings and sealant

12. Uneven or unfinished paint, wallpaper and tiles

Each of these mistakes could cost a grand total of £5,000 to fix. So what can you do about them if you do spot a snag?

Before moving into a new build you should fill out a snagging survey. Snags are faults or defects in a new build that means it doesn't look or work as it should.  This survey allows you to note down any repairs or alterations needs to the property before moving in.

However, if you spot a building snag after moving in don't panic. All new homes in the UK are covered by a free 10-year home warranty and insurance guarantee. This should cover any problems with construction or problems that do not meet the warranty provider's technical requirements.

Related: Calling all first time buyers! Halifax has launched a new no-deposit mortgage

Avoid your own new build nightmare by keeping an eye out for these 12 common issues.

In the 2017/2018 financial year there were 470,000 applications submitted to Local Planning Authorities in England. Out of all those applications 9 out of 10 of them were approved ,continuing the steady rise developers have been enjoying for the last 10 years.

However, new research from MoneySupermarket.com has revealed a postcode lottery, where your chances of getting planning permission varies wildly depending on where you live.

Related: Homeowners can now build large extensions WITHOUT the need for planning permission

The report names and shames the worst areas in the UK enjoying the lowest approval ratings. The price comparison site found that Greenwich, Harrow, Hillingdon and Enfield all had approval rating significantly lower than the national average.

The areas with lowest planning permission approvals ratings in the UK

1. Enfield – 62 per cent
2. Hillingdon – 62 per cent
3. Harrow – 63 per cent
4. Greenwich – 65 per cent
5. East Herefordshire – 67 per cent
6. Hounslow – 68 per cent
7. Brighton and Hove – 70 per cent
8. Newham – 71 per cent
9. Luton – 71 per cent
10. Watford – 73 per cent

Enfield and Hillingdon were the worst performers boasting only 62 per cent approval ratings. People in both areas finding it way tougher to get permission for home alterations.

Related: The city with the lowest moving costs is revealed – and it’s £1000 CHEAPER than London

However, the report wasn't all doom and gloom for homeowners, as it also listed the 10 best areas to gain that crucial planning permission. These winners of the postcode lottery all enjoying almost 100 per cent approval ratings.

The report found that Knowsley, Copeland, Carlisle and Richmondshire ranked the best, with Richmondshire scoring best at a very decent 99 cent approval rating.

The areas with highest planning permission approvals ratings in the UK

• Richmondshire, North Yorkshire – 99 per cent
• Knowsley, Merseyside – 98 per cent
• City of London – 98 per cent
• Copeland, Cumbria – 98 per cent
• Carlisle – 98 per cent
• Fareham, Portsmouth – 97 per cent
• Erewash, Derbyshire – 97 per cent
• Halton, Cheshire – 97 per cent
• Lincoln – 97 per cent
• Blaby, Leicestershire – 97 per cent

'Improving your home can be an exciting but challenging time, especially when it comes to planning permission,' says Rachel Wait, consumer affairs spokesperson at MoneySupermarket. 'The good news is there are a range of government and independent sources available to help you understand how things work.'

'Despite three quarters of people saying that the planning permission process wasn’t an enjoyable experience, nearly nine in 10 applications were successful last year. Hopefully that means the difficulties faced by applicants are generally paying off.'

We hope so, too, Rachel!

Letting light into your home is often one of the simplest ways to breathe new life into a tired space.

With so many different window and door options available, from traditional Georgian-style sash windows, to fully-glazed bifold doors and stylish orangeries, Network VEKA's tried, tested, trained and trusted members can install the latest glazing options with any style of house, to exacting standards.

Network VEKA is a network of local experienced, audited installers with national backing. Members of Network VEKA's Assure scheme are the ideal installation option if you're looking for home improvements that add value and bring light into your home.

Trusted Network VEKA members install windows in a wide choice of shapes, opening styles and finishes, including woodgrain effects and bespoke colours. Doors, which range from residential, to French designs, have an array of attractive options and finishes to select from, to open up living spaces and add light and air at home.

Their contemporary orangeries span from classic Victorian to modern Mediterranean styles, all of which feature clever heating, ventilation and security solutions. Best of all, Network VEKA's PVC-U products all benefit from the Network's guarantee, to help settle your mind once your build is complete.

The Network's approved installers carry a huge range of Ten-Year, Insurance-Backed fabulous glazing solutions, that can add the wow factor, while offering you quality workmanship, meticulous attention to detail and excellent local reputation.

Network VEKA installers are trained to exacting standards, thoroughly appraised and regularly audited. This is why carrying the Network VEKA logo acts like a 'badge of honour' and homeowners know 'at a glance' that companies displaying the Network logo uphold the highest standards.

Installers can recommend the best window or door glazing choices for your home, give expert advice on the structural and planning aspects of installing a glazed extension, and, most importantly, turn your design vision into reality. And because there's no better quality-control test than getting customer feedback, all Network VEKA clients are surveyed to assess the level of quality, care and service that went into their installation.

Along with the installer's own Product Guarantee, Network VEKA's Ten-Year Insurance-Backed Guarantee covers virtually every element of your glazing installation - so you can renovate your home with complete peace of mind.

For more information or to request a brochure, visit the Network VEKA website.

From cushion overload to poor lighting there are several decorating fails that people make when renovating and furnishing their home. Here at Housetohome we share the 7 most common mistakes as well as tips on how to
avoid them.

1. Everything matches

Yes, it's good to have a strong colour scheme and stick to it, but this blue bathroom proves that sometimes less it more. Blue walls, blue mosaic tiles, towels, candles, accessories - the list goes on! At least the owners of this colour co-ordinating space opted for a white bathroom suite...

2. Furniture that doesn't fit

No matter what your home looks like, make sure you chose furniture that fits well in the space. A large sofa can dominate a cosy room… most people buy sofas that are too large, and rugs and other furnishings
that are too small for the rooms they’re in. Plan it carefully and always have a measuring tape to hand when you’re out shopping.

3. Out of control clutter

Remember to factor in storage when you're planning your next decorating project. However, before you embark on a big project, remember it is also an ideal time to have a sort out and get rid of any extra clutter or hoards (that you know you don't need)

4. Poor lighting

From dodgy uplighters to dingy overhead pendants remember to plan your lighting when starting a new decorating project. Again, think about scale (don't go for a small chandelier in a large living room) and the 'feel' of a room.

5. Too much pattern

Mixing different patterns is an art form.
Yes, small florals can mix well with large florals if chosen carefully.
And, yes often stripes and checks can actually work well together.
However, as this picture proves, any more than three patterns should be
avoided...

6. Awkward artwork

Choosing the right artwork for your home is no easy task. Where to hang it is equally as tough. Traditionally, the bottom of a wall hanging or picture should sit eight to 10 inches above a piece of furniture. Even if you don't want to stick to this rule, make sure you choose something that works well with the space (and with the other artwork surrounding it).

7. Cushion overload

We all love cushions in an array of different colours and patterns. But if you've got so many cushions on your sofa that you can't actually sit down on it, then chances are you have gone overboard...

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The start of a new year is the perfect time for homeowners to get their property renovation projects underway. And when it comes to getting theme just right, it's all about planning, planning, planning.

Small but perfectly formed: Small bathroom ideas to optimise your tiny space

But according to new research conducted by the Federation of Master Builders (FMB) – the UK's largest trade association in the building industry – Brits will need to get the ball rolling on their home improvement projects months in advance.

Organising everything from budgets to planning applications can eat up the months. Read on to discover just how much time it will take to plan some of the most common home improvement projects, small and not-so-small...

Bathroom renovation

According to the FMB, homeowners wanting to fit a new bathroom suite should earmark a full five months to get this space looking spic and span. The same period of time is also needed if they want to convert part of their master bedroom into an en-suite. Or to convert a cupboard under-the-stairs into a downstairs toilet.

With bathroom fixtures and fittings to order, tile choices to make and the best reconfiguration of this space to consider, it's no wonder that it takes almost half a year to get bathroom projects fully completed.

Kitchen renovation

A standout kitchen is a property investment that will stand the test of time. And FMB research reveals that fitting a new kitchen will need a total of five months from start to finish. And it will take just under five months is needed to remove an internal wall to create an open plan kitchen/diner.

Painting

The FMB estimates that it will take an average of five months to paint the entirety of our homes. Prepping walls and giving ceilings, skirting boards and more a complete refresh takes skill and patience, and several coats of paint may need to be applied to get your desired finish.

Extensions and conversions

Extensions and conversions are a great solution if homeowners need more space, but can't face the prospect of moving to a new property. FMB figures show that it takes an average of seven months to complete an extension and six and a half months for a loft conversion.

With anything from planning approvals to wait for and building regulation sign offs to contend with, allocating plenty of time and that all important contingency fund will help the process go a lot more smoothly.

Commenting on the figures, and offering a note of advice to homeowners, Brian Berry, Chief Executive of the FMB, said:

'If homeowners want a new extension completed in time for Christmas 2019, they should be contacting builders for quotes by May at the latest. If you want your new kitchen installed by the start of the summer, you should be getting in touch with builders now.

'We’re urging homeowners keen to crack on with their renovation project to get in touch with prospective builders as soon as possible.'

'We always recommend that homeowners ask for recommendations from family or friends. Ideally, from those who have completed a similar project to the one you’re planning. If no personal recommendations are forthcoming, approach a professional trade association like the Federation of Master Builders.'

Clever design: Galley kitchen ideas – that have a timeless appeal no matter how big or small your space

Which renovation project is on your to-do list for 2019?