Do you need planning permission for a house conversion? Trimble Architects offer help and advice for commercial property development in London. This article looks at the steps for turning your house into flats and if you need planning permission to convert your home into flats?

Converting a House or Single Flat to a Number of Flats or Studios

Converting a house or flat into several flats is a major construction project. Therefore, you'll need to gain planning permission from your local authority before you begin any work. This is a vital step in the process, and you should not perform any work on your property without planning permission. 

Also, if your property is a listed building, you'll need listed building consent if you want to make any alterations. Your local planning authority is the first place to check, as they can tell you what you can and can't do to your listed property.

Making alterations to a listed property without consent is a serious offence that carries jail sentences in the worst cases. Affecting the historic or architectural interest of a listed building is the main thing to avoid. Using like-for-like materials, such as lime mortar, will give your plans the best chance of being accepted. 

Properties that stand in conservation areas also require permission before any work is carried out. Demolitions are the main cause of concern here. You'll need conservation area consent from your local planning authority before demolishing anything.

While all this sounds troubling, there are ways to give your proposed changes a good chance. Having professionally drawn plans and designs show you're serious about your changes. Professional architects and surveyors can help you create the best proposal for your local authority. 

Steps for turning your house into flats

Turning a house or flat into several flats involves several steps. These include:

 Financing your conversion

Speaking with loan brokers is the best way to find out what kind of financing you can get. This is another crucial part of any conversion. Without the right capital to start the project, you can't guarantee you'll succeed.

Even if you've carried out conversions before, it's useful to know what loans are available for these types of projects. This is even more important when you haven't carried out a project like this before. Prospective landlords or investors should familiarise themselves with the financing, bridging loans and mortgages available to them. 

 Securing planning permission

Depending on where your property is located, your planning permission requirements will differ. Some areas require planning permission for any changes made to a property. Alternatively, there will be locations where planning permission isn't needed at all.

Seeking professional advice from your local planning authority is the best course of action if you aren't sure. Even if you think you can carry out the conversion without planning permission, it's best to check first to avoid any risk. Different authorities will scrutinise plans differently, with numerous interpretations of local planning legislation. 

 Taxation

The tax implications for your project depend on if you plan to rent or sell the property once the conversion is complete. If you choose to sell, you'll need to consider capital gains tax obligations. While if you choose to rent, you'll need to make appropriate changes to your self-assessment tax returns and income taxes.

Your taxes will also be affected by your status as a private individual, sole trader or limited company. If you already employ a tax advisor or accountant, it's best to check with them before carrying out any work. They can offer professional advice and can even reduce your costs. 

Conversions to a house without planning permission

There are some conversion projects you can perform without planning permission. However, this is a strict set of allowances not available everywhere. Under the GDPO (General Permitted Development Order, 1995), these changes are possible without consent from your local planning authority.

As mentioned above, even if you're convinced you can carry out your conversion without submitting a planning permission application, it's always best to check. Talk with your architect and your local authority to make sure you aren't breaking any laws. This is the safest and easiest way to carry out your project.

Pre-application

There are numerous problems to consider before converting one property into several. For example, you need to think about requirements for the minimum room or flat size. You'll also need to think about the available parking for your building if you're going to have multiple tenants living there. Additionally, every council has its own interpretation of planning standards.

Meaning what might pass in one area probably won't in another. So, it's not uncommon to find some areas that have strict policies against flat conversions. Informal pre-application meetings with your local authority are the best way to gauge their feelings towards your plans. You'll sit down with the local planning officer and discuss the possibility of your plans and discuss any issues that might arise.

By doing this, you and your team of architects, surveyors and designers can better understand what needs to be done. This can ultimately save you money by halting any expensive and unviable work early. If you conduct a pre-application meeting before purchasing the property, this can save you even more money. As they can tell you whether your plans are allowed before you've invested.