I recently had a planning appeal hearing. There was a party that had objected to my application and they preceded to mess me around and delayed the hearing. Just out of spite. What costs can I claim back from these time wasters?

You can claim costs if someone involved in your planning appeal behaves unreasonably and costs you money.

Claim planning appeal costs

Overview

You make a claim for an ‘award of costs’ to the Planning Inspectorate. If you’re successful, you’ll have to reach an agreement with the other party about how much they pay.

You can be asked to pay costs if you behave unreasonably during your own appeal. The Planning Inspectorate can do this even if nobody’s claiming costs against you.

Deadline to claim for costs

The deadline depends on whether your appeal will be decided:

at a hearing or inquiry - apply before it closes

in writing - apply when you appeal for householder, commercial and tree preservation orders, or before the final comments stage for anything else

The deadline is different for claims about:

a site visit (eg someone didn’t attend) - apply within 7 days

a withdrawn appeal or enforcement notice - apply within 4 weeks

When to claim

You may be able to claim costs if someone involved in your appeal behaves unreasonably and costs you money. This includes if they:

fail to co-operate with you or others

miss deadlines

fail to turn up to a site visit, hearing or inquiry

gave information that was wrong or declared after the deadline

What costs you can claim

You can claim for costs directly related to your appeal, for example:

time preparing for an appeal

attending a hearing or inquiry

the use of consultants to provide detailed technical advice

witnesses if you need to pay them

You can’t claim for costs relating to your original planning application.

How to claim

Claim for costs by filling in the claim form. Return it to the address on the form.

Alternatively, you can send a letter to the Planning Inspectorate. Include why you think someone has behaved unreasonably and how this has cost you money.

After you claim

The Planning Inspectorate will consider your claim. The party being asked to pay will have an opportunity to respond in writing.

If you’re successful, you’ll be given either:

a full award - you can recover all your costs including the cost of claiming

a partial award - you can only recover some costs

The award doesn’t tell you how much you should get. It’s your responsibility to prove to the other party how much you’ve spent on the appeal.

If they won’t pay

You can make a court claim for money if the other party won’t pay.

Claim planning appeal costs

Overview

Deadline to claim for costs

The deadline depends on whether your appeal will be decided:

at a hearing or inquiry - apply before it closes

The deadline is different for claims about:

a site visit (eg someone didn’t attend) - apply within 7 days

a withdrawn appeal or enforcement notice - apply within 4 weeks

When to claim

fail to co-operate with you or others

miss deadlines

fail to turn up to a site visit, hearing or inquiry

gave information that was wrong or declared after the deadline

What costs you can claim

You can claim for costs directly related to your appeal, for example:

time preparing for an appeal

attending a hearing or inquiry

the use of consultants to provide detailed technical advice

witnesses if you need to pay them

You can’t claim for costs relating to your original planning application.

How to claim

After you claim

If you’re successful, you’ll be given either:

a full award - you can recover all your costs including the cost of claiming

a partial award - you can only recover some costs

If they won’t pay

You can make a court claim for money if the other party won’t pay.

Claim planning appeal costs

Overview

Deadline to claim for costs

The deadline depends on whether your appeal will be decided:

at a hearing or inquiry - apply before it closes

The deadline is different for claims about:

a site visit (eg someone didn’t attend) - apply within 7 days

a withdrawn appeal or enforcement notice - apply within 4 weeks

When to claim

fail to co-operate with you or others

miss deadlines

fail to turn up to a site visit, hearing or inquiry

gave information that was wrong or declared after the deadline

What costs you can claim

You can claim for costs directly related to your appeal, for example:

time preparing for an appeal

attending a hearing or inquiry

the use of consultants to provide detailed technical advice

witnesses if you need to pay them

You can’t claim for costs relating to your original planning application.

How to claim

After you claim

If you’re successful, you’ll be given either:

a full award - you can recover all your costs including the cost of claiming

a partial award - you can only recover some costs

If they won’t pay

You can make a court claim for money if the other party won’t pay.

fail to co-operate with you or others

Claim planning appeal costs

Overview

Deadline to claim for costs

The deadline depends on whether your appeal will be decided:

at a hearing or inquiry - apply before it closes

The deadline is different for claims about:

a site visit (eg someone didn’t attend) - apply within 7 days

a withdrawn appeal or enforcement notice - apply within 4 weeks

When to claim

fail to co-operate with you or others

miss deadlines

fail to turn up to a site visit, hearing or inquiry

gave information that was wrong or declared after the deadline

What costs you can claim

You can claim for costs directly related to your appeal, for example:

time preparing for an appeal

attending a hearing or inquiry

the use of consultants to provide detailed technical advice

witnesses if you need to pay them

You can’t claim for costs relating to your original planning application.

How to claim

After you claim

If you’re successful, you’ll be given either:

a full award - you can recover all your costs including the cost of claiming

a partial award - you can only recover some costs

If they won’t pay

You can make a court claim for money if the other party won’t pay.

Claim planning appeal costs

Overview

Deadline to claim for costs

The deadline depends on whether your appeal will be decided:

at a hearing or inquiry - apply before it closes

The deadline is different for claims about:

a site visit (eg someone didn’t attend) - apply within 7 days

a withdrawn appeal or enforcement notice - apply within 4 weeks

When to claim

fail to co-operate with you or others

miss deadlines

fail to turn up to a site visit, hearing or inquiry

gave information that was wrong or declared after the deadline

What costs you can claim

You can claim for costs directly related to your appeal, for example:

time preparing for an appeal

attending a hearing or inquiry

the use of consultants to provide detailed technical advice

witnesses if you need to pay them

You can’t claim for costs relating to your original planning application.

How to claim

After you claim

If you’re successful, you’ll be given either:

a full award - you can recover all your costs including the cost of claiming

a partial award - you can only recover some costs

If they won’t pay

You can make a court claim for money if the other party won’t pay.

time preparing for an appeal

Claim planning appeal costs

Overview

Deadline to claim for costs

The deadline depends on whether your appeal will be decided:

at a hearing or inquiry - apply before it closes

The deadline is different for claims about:

a site visit (eg someone didn’t attend) - apply within 7 days

a withdrawn appeal or enforcement notice - apply within 4 weeks

When to claim

fail to co-operate with you or others

miss deadlines

fail to turn up to a site visit, hearing or inquiry

gave information that was wrong or declared after the deadline

What costs you can claim

You can claim for costs directly related to your appeal, for example:

time preparing for an appeal

attending a hearing or inquiry

the use of consultants to provide detailed technical advice

witnesses if you need to pay them

You can’t claim for costs relating to your original planning application.

How to claim

After you claim

If you’re successful, you’ll be given either:

a full award - you can recover all your costs including the cost of claiming

a partial award - you can only recover some costs

If they won’t pay

You can make a court claim for money if the other party won’t pay.

attending a hearing or inquiry

Claim planning appeal costs

Overview

Deadline to claim for costs

The deadline depends on whether your appeal will be decided:

at a hearing or inquiry - apply before it closes

The deadline is different for claims about:

a site visit (eg someone didn’t attend) - apply within 7 days

a withdrawn appeal or enforcement notice - apply within 4 weeks

When to claim

fail to co-operate with you or others

miss deadlines

fail to turn up to a site visit, hearing or inquiry

gave information that was wrong or declared after the deadline

What costs you can claim

You can claim for costs directly related to your appeal, for example:

time preparing for an appeal

attending a hearing or inquiry

the use of consultants to provide detailed technical advice

witnesses if you need to pay them

You can’t claim for costs relating to your original planning application.

How to claim

After you claim

If you’re successful, you’ll be given either:

a full award - you can recover all your costs including the cost of claiming

a partial award - you can only recover some costs

If they won’t pay

You can make a court claim for money if the other party won’t pay.


I have made repairs to my rental property, and it has cost me a lot of money. I want to increase the monthly rent for my fixed-term tenant by a small margin, as is specifically allowed by our agreement. How can I increase the rent?

If a fixed-term tenancy agreement says how the rent can be increased, you must stick to this.

Renting out your property

Landlord responsibilities

You’re a landlord if you rent out your property. As a landlord you must:

keep your rented properties safe and free from health hazards

make sure all gas and electrical equipment is safely installed and maintained

provide an Energy Performance Certificate for the property

protect your tenant’s deposit in a government-approved scheme

check your tenant has the right to rent your property if it’s in England

give your tenant a copy of the How to rent checklist when they start renting from you (you can email it to them)

There are different rules if you rent out property in Scotland or Northern Ireland.

Coronavirus (COVID-19) and your responsibilities

Your responsibilities as a landlord have not changed because of coronavirus. However, you should follow the government’s coronavirus advice.

Read the coronavirus and renting guidance for tenants and landlords.

Fire safety

It’s your responsibility to:

fit and test smoke alarms and carbon monoxide alarms

follow fire safety regulations for property in a purpose-built block of flats or for houses and property adapted into flats

Health and safety inspections

The Housing Health and Safety Rating System (HHSRS) is used by your council to make sure that properties in its area are safe for the people who live there.
This involves inspecting your property for possible hazards, such as uneven stairs.

If you own a property and rent it out, the council may decide to do an HHSRS inspection because:

your tenants have asked for an inspection

the council has done a survey of local properties and thinks your property might be hazardous

HHSRS hazard ratings

Inspectors look at 29 health and safety areas and score each hazard they find as category 1 or 2, according to its seriousness.

You must take action on enforcement notices from your council. You also have the right to appeal enforcement notices.

The council can do any of the following if they find a serious hazard:

issue an improvement notice

fix the hazard themselves and bill you for the cost

stop you or anyone else from using part or all of the property

Financial responsibilities

You have to pay:

Income Tax on your rental income, minus your day-to-day running expenses

Class 2 National Insurance if the work you do renting out property counts as running a business

If you only occasionally rent out your property or part of your home (for example through short-term rental apps), check if you need to tell HMRC about this income.

If you have a mortgage on the property you want to rent out, you must get permission from your mortgage lender.

Regulated tenancies

There are special rules for changing rents and terms for regulated tenancies (usually private tenancies starting before 15 January 1989).

Making repairs

You must keep your property in good condition, and any gas or electrical systems must meet specified safety standards.

When doing repairs in your property, make sure you keep you and your tenants safe from coronavirus (COVID-19).

There is more information about doing repairs and maintenance in section 3 of the coronavirus and renting guidance for tenants and landlords.

There are different rules around making repairs if you rent out property in Scotland or Northern Ireland.

When you can enter the property

You have a legal right to enter your property to inspect it or carry out repairs. You must give your tenants at least 24 hours’ notice, although immediate access may be possible in emergencies. Your tenants have the right to stay in the property during the repairs.

You’re normally responsible for repairs to:

the structure of your property

basins, sinks, baths and other sanitary fittings

heating and hot water systems

anything you damage through attempting repairs

If your property is seriously damaged by a fire, flood or other similar incident, you do not have to rebuild or renovate it. However, if you do, you cannot charge your tenants for any repairs made.

Common areas

If you own a block of flats, you’re usually responsible for repairing common areas, like staircases. Councils can ask landlords to fix problems in common areas, or to repair a tenant’s flat that’s been damaged by another tenant.

What happens if repairs are not done properly

If you refuse to carry out repairs, tenants can:

start a claim in the small claims court for repairs under £5,000

in some circumstances, carry out the repairs themselves and deduct the cost from their rent

If you do not make repairs to remove hazards, your tenants can ask the council to inspect the property under the Housing Health and Safety Rating System (HHSRS) and to take any action that is necessary.

If the council finds serious hazards, it must take enforcement action to make sure the hazard is removed.

If the property is temporarily unfit to live in

You can ask tenants to move out during major repairs. Before this happens, you should agree in writing:

how long the works will last

the tenants’ right to return

details of any alternative accommodation

You cannot repossess a property to do repairs. However, if you’re planning substantial works, or want to redevelop the property, you can apply to the courts for an order for your tenants to leave. The courts are more likely to grant this if you provide alternative accommodation.

Repairs and charging rent

If the repairs are very disruptive, your tenants may be able to claim a reduction on their rent known as a ‘rent abatement’. This will depend on how much of the property is unusable.

You may have the right to increase the rent after carrying out repairs and improvements, depending on the tenancy agreement.

Rent increases

The tenancy agreement should include how and when you’ll review the rent.

There are special rules for increasing regulated tenancy rents.

When you can increase rent

For a periodic tenancy (rolling on a week-by-week or month-by-month basis) you can usually only increase the rent once a year.

For a fixed-term tenancy (running for a set period) you can only increase the rent if your tenancy agreement permits this. Otherwise, you can only raise the rent when the fixed term ends.

How you can increase the rent

If a fixed-term tenancy agreement says how the rent can be increased, you must stick to this.

For a periodic tenancy, you can:

agree a rent increase with your tenants and produce a written record of the agreement that you both sign

use a ‘Landlord’s notice proposing a new rent’ form, giving your tenant at least a month’s notice

There are different rules around increasing rent if you rent out property in Scotland or Northern Ireland.

The rent increase must be fair and realistic - that is, in line with reasonable rents on the open market.

If your tenants do not agree

If your tenants think the rent increase is unfair, they can ask the First Tier Property Tribunal to decide the right amount.

Coronavirus (COVID-19) and rent

Tenant responsibilities have not changed because of coronavirus. Your tenant should continue to pay rent if they can.

If your tenant is unable to pay their rent, you can agree a different way to pay. For example, you can agree to accept a lower rent payment for a set amount of time and they pay off the rent arrears later.

Read the coronavirus and renting guidance for tenants and landlords.

You and your tenant can get advice from Shelter, Citizens Advice and the Money Advice Service.

Settling disputes

You can often sort out disputes with your tenants without going to court:

Speak to your tenants about your concerns.

If this does not work, write a formal letter setting out the problem.

Use a mediation service, which is usually cheaper and quicker than going to court.

As a last resort, you can take your tenants to court.

There are different rules for settling disputes if you rent out property in Scotland or Northern Ireland.

Going to court

If you take legal action, the case may go to a small claims court. Small claims cases are those worth less than £10,000 (or £1,000 if the case is about repairs to a property).

The courts provide a free mediation service for small claims cases, which can take place over the phone.

If you want to get your property back because your tenants owe you rent money, you can make a possession claim online.

You must follow specific rules if you want to evict tenants.

Coronavirus (COVID-19) and possession claims

The court process for possession claims is different because of coronavirus.

You must tell the court if your tenant and their dependants have been affected by coronavirus. For example, if they lost income because of coronavirus, which meant they were not able to pay your rent.

Free advice for disputes

You can get free advice about disputes or housing problems from Citizens Advice or Shelter.

In Wales, you can contact Shelter Cymru.

You might be able to get free and confidential legal advice from Civil Legal Advice (CLA) as part of legal aid, if you’re in England and Wales.

A solicitor can also help you, but they might charge a fee.

Houses in Multiple Occupation (HMO)

If you let your property to several tenants who are not members of the same family, it may be a ‘House in Multiple Occupation’ (HMO).

The rules about HMOs are different in Scotland and Northern Ireland.

Your property is an HMO if both of the following apply:

at least 3 tenants live there, forming more than one household

toilet, bathroom or kitchen facilities are shared

A household consists of either a single person or members of the same family who live together. It includes people who are married or living together and people in same-sex relationships.

If someone in an HMO becomes ill with coronavirus (COVID-19), you do not have to find alternative accommodation for the other tenants. You also cannot make someone leave their home because they have coronavirus. Read the coronavirus and renting guidance for tenants and landlords.

Licences

An HMO must have a licence if it is occupied by 5 or more people. A council can also include other types of HMOs for licensing.

Find out if you need an HMO licence from your council.

Risk assessment

The council has to carry out a Housing Health and Safety Rating System (HHSRS) risk assessment on your HMO within 5 years of receiving a licence application. If the inspector finds any unacceptable risks during the assessment, you must carry out work to eliminate them.

Reporting changes

You must tell the council if:

you plan to make changes to an HMO

your tenants make changes

your tenants’ circumstances change (for example they have a child)

Paying tax and National Insurance

When you rent out property you may have to pay tax.

Running a property business

You have to pay Class 2 National Insurance if your profits are £6,515 a year or more and what you do counts as running a business, for example if all the following apply:

being a landlord is your main job

you rent out more than one property

you’re buying new properties to rent out

If your profits are under £6,515, you can make voluntary Class 2 National Insurance payments, for example to make sure you get the full State Pension.

You do not pay National Insurance if you’re not running a business - even if you do work like arranging repairs, advertising for tenants and arranging tenancy agreements.

Property you personally own

The first £1,000 of your income from property rental is tax-free. This is your ‘property allowance’.

Contact HMRC if your income from property rental is between £1,000 and £2,500 a year.

You must report it on a Self Assessment tax return if it’s:

£2,500 to £9,999 after allowable expenses

£10,000 or more before allowable expenses

Register for Self Assessment

If you do not usually send a tax return, you need to register by 5 October following the tax year you had rental income.

Register now

Declaring unpaid tax

You can declare unpaid tax by telling HMRC about rental income from previous years. If you have to pay a penalty it’ll be lower than if HMRC find out about the income themselves.

You’ll be given a disclosure reference number. You then have 3 months to work out what you owe and pay it.

Do not include the £1,000 tax-free property allowance for any tax years before 2017 to 2018.

Property owned by a company

Count the rental income the same way as any other business income.

Costs you can claim to reduce tax

There are different tax rules for:

residential properties

furnished holiday lettings

commercial properties

Residential properties

You or your company must pay tax on the profit you make from renting out the property, after deductions for ‘allowable expenses’.

Allowable expenses are things you need to spend money on in the day-to-day running of the property, like:

letting agents’ fees

legal fees for lets of a year or less, or for renewing a lease for less than 50 years

accountants’ fees

buildings and contents insurance

interest on property loans

maintenance and repairs to the property (but not improvements)

utility bills, like gas, water and electricity

rent, ground rent, service charges

Council Tax

services you pay for, like cleaning or gardening

other direct costs of letting the property, like phone calls, stationery and advertising

Allowable expenses do not include ‘capital expenditure’ - like buying a property or renovating it beyond repairs for wear and tear.

You may be able to claim tax relief on money spent on replacing a ‘domestic item’. This is called ‘replacement of domestic items relief’.

Domestic items include:

beds

sofas

curtains

carpets

fridges

crockery and cutlery

You must have only bought the domestic item for use by tenants in a residential property and the item you replaced must no longer be used in that property.

The replacement of domestic items relief is available from:

the 2016 to 2017 tax year for individuals and partnerships

1 April 2016 for companies

Furnished residential lettings

You may be able to claim ‘wear and tear allowance’:

for the 2015 to 2016 tax year for individuals and partnerships

on or before 31 March 2016 for companies

Furnished holiday lettings

For furnished holiday homes, you may be able to claim:

plant and machinery capital allowances on furniture, furnishings and so on in the let property, as well as on equipment used outside the property (like vans and tools)

Capital Gains Tax reliefs - Business Asset Rollover Relief, Entrepreneurs’ Relief, relief for gifts of business assets and relief for loans to traders

You can only claim these if all the following apply:

the property is offered to let for at least 210 days a year

it’s let for more than 105 days a year

no single let is more than 31 days

you charge the going rate for similar properties in the area (‘market value’)

If you own the property personally, your profits count as earnings for pension purposes.

You can download helpsheets to help you with your tax return:

capital allowances

furnished holiday lettings

Commercial properties

You can claim plant and machinery capital allowances on some items if you rent out a commercial property - like a shop, garage or lock-up.

Working out your profit

You work out the net profit or loss for all your property lettings (except furnished holiday lettings) as if it’s a single business. To do this, you:

add together all your rental income

add together all your allowable expenses

take the expenses away from the income

Work out the profit or loss from furnished holiday lettings separately from any other rental business to make sure you only claim these tax advantages for eligible properties.

Making a loss

Deduct any losses from your profit and enter the figure on your Self Assessment form.

You can offset your loss against:

future profits by carrying it forward to a later year

profits from other properties (if you have them)

You can only offset losses against future profits in the same business.

Changing a regulated tenancy (fair rent)

There are special rules for changing rents and terms for regulated tenancies (sometimes called ‘fair rents’) which usually started before 15 January 1989.

There are different rules for increasing rents in regulated tenancies in Scotland and rent-controlled tenancies in Northern Ireland.

When you can increase rent

You can only increase the rent up to the maximum set by the Valuation Office Agency (VOA) - check the register of rents to find out what it is.

You can ask VOA to review the rent every 2 years, or earlier if something has affected the value, so that it remains fair. Your rent might increase or decrease.

Download and fill in a fair rent form to get your rent reviewed. Send the completed form to the VOA Network Support Office by post.

Email the VOA Network Support Office if you have any questions about increasing your rent.

If the fair rent increases

You must serve a notice of increase of rent on your tenant. You can charge the new rent from the date it’s registered.

Fill in a ‘notice of increase’ form (available from legal stationers) and send it to your tenant.

You can backdate your notice of rent increase for up to 4 weeks.

Cancel a registered rent

Download and fill in an application form to cancel a registered rent and send it to the address on the form, for example if the tenancy stops being regulated, or you and the tenant agree to cancel it.

It may take up to 6 weeks to cancel a registered rent.


My wife and i would like to have the windows replaced on our house. It seemed easy at first but we are confused as to what we need to do about Building Regulations. Can our contractor handle this for us?

You do not need to get approval yourself if you use someone registered with a competent person scheme.

Building regulations approval

When you need approval

You must check if you need approval before you construct or change buildings in certain ways.

Find out about the rules in Scotland and Northern Ireland.

Building regulations approval is different from planning permission. You might need both.

Work covered by building regulations

The Building Regulations 2010 cover the construction and extension of buildings.

You might also need building regulations approval for many alteration projects, including if you plan to:

replace fuse boxes and connected electrics

install a bathroom that will involve plumbing

change electrics near a bath or shower

put in a fixed air-conditioning system

replace windows and doors

replace roof coverings on pitched and flat roofs

install or replace a heating system

add extra radiators to a heating system

You could need approval, or to follow special rules, for works not listed here - so always research your particular project.

Check with a building control body if you cannot decide if you need approval.

You do not need advance approval for emergency repairs to your boiler or heating system, but there are rules you must follow.

Penalties and problems

The person doing the work could be prosecuted and fined if they do not comply with building regulations.

Your local authority could make you pay for faulty work to be fixed.

Without approval you will not have the certificates of compliance you may need when you want to sell your home.

When you do not need approval

You do not need to apply for approval yourself if the work is not covered by building regulations, or if it’s carried out by someone who’s registered with a competent person scheme.

Work that does not need approval

You do not need building regulations approval for some exempt projects, including:

most repairs, replacements and maintenance work (except heating systems, oil tanks, fuse boxes and glazing units)

new power and lighting points, or changes to existing circuits (except around baths and showers)

like-for-like replacements of baths, toilets, basins and sinks

Find out more about common projects and check when you do and do not need approval.

Check with a building control body if you’re still not sure what to do.

Hire a ‘competent person’

If your project needs approval but you’d rather not apply yourself, you can hire a tradesperson registered with a competent person scheme instead.

You must meet safety and energy efficiency standards even if you do not need formal approval.

Use a competent person scheme

Competent person schemes are a way for tradespeople to prove their ability to carry out certain work to required standards, instead of you applying for building regulations approval.

Benefits of a registered tradesperson

An installer (eg of windows or boilers) who’s registered with a scheme can self-certify that their work complies with buildings standards and can deal with building control issues, like objections.

If needed, they’ll tell your local authority about work on your behalf. They’ll also give you a certificate within 8 weeks of completion which can be used as evidence of compliance - it will also show up in solicitors’ searches if you come to sell your home.

Competent person schemes have insurance-backed warranties and complaints procedures if there’s a problem with the work.

Find a ‘competent person’

Search the Competent Persons Register to find a tradesperson, or check that they belong to a scheme.

Search the Electrical Competent Person Register if you’re looking for an electrician to work on your home.

You may have to correct the work or pay a fine if building regulations are not followed.

How to apply

Contact a ‘building control body’ (BCB) to check the building regulations or apply for approval.

There are different rules in Scotland and Northern Ireland.

Where to apply

There are 2 types of BCB. It’s up to you which you use.

Local authority BCBs

You can apply for approval from your council.

Private BCBs

You can apply through a private approved inspector.

They’ll tell your local authority about the work. This is called giving an ‘initial notice’.

Choose a type of application

You must decide on the type of application for your planned build, extension or alteration work.

Full plans

This is the most thorough option. You can expect a decision within 5 weeks, or 2 months with your consent.

You’ll get a completion certificate within 8 weeks of completion of the building work as long as it complies.

Building notice

This type of application is only for smaller projects. You can start work 2 days after your notice has been submitted to your BCB. You do not get formal approval like you do with full plans.

Regularisation

You can apply for ‘regularisation’ - retrospective approval for work already carried out without consent - from a local authority BCB only.

Only work carried out after 11 November 1985 can be approved in this way.

You might need to make alterations before your BCB can agree the work complies and give you a regularisation certificate.

Fees and costs

Local authority BCBs base their fees on the costs of their work, like site inspections.

What you’ll pay depends on the:

type of work involved

number of dwellings in the building

total floor area, eg in the case of extensions

Private BCBs negotiate their fees directly with you.

You might not have to pay a fee for works carried out solely for a person with a disability.

Appeals and determinations

You can appeal if you think your project should not have to comply with building regulations.

Ask for a ‘determination’ if you’re refused building regulations approval and you think the building control body (BCB) decision is unfair.

If you think you should not have to comply

Ask your local authority to ignore or relax one or more of the building regulations if you think your project shouldn’t have to comply with them.

If the local authority still says you have to comply, you can appeal to government. You have a month to make the appeal.

Find out about making an appeal.

You cannot ask a private BCB to ignore or relax the building regulations. You’ll have to ask your local authority BCB instead.

If the BCB refuses building regulations approval

You can ask for a ‘determination’ - a decision by government - if a BCB says your plans do not comply but you believe they do. Find out about asking for a determination.

How to appeal or get a determination

You’ll need to read the guidance and fill in a form.

You’ll have to pay a fee when you ask for a determination unless your building work is for disabled people. You don’t have to pay a fee to appeal.

You might also need building regulations approval for many alteration projects, including if you plan to:

Building regulations approval

When you need approval

You must check if you need approval before you construct or change buildings in certain ways.

You do not need to get approval yourself if you use someone registered with a competent person scheme.

Find out about the rules in Scotland and Northern Ireland.

Building regulations approval is different from planning permission. You might need both.

Work covered by building regulations

The Building Regulations 2010 cover the construction and extension of buildings.

replace fuse boxes and connected electrics

install a bathroom that will involve plumbing

change electrics near a bath or shower

put in a fixed air-conditioning system

replace windows and doors

replace roof coverings on pitched and flat roofs

install or replace a heating system

add extra radiators to a heating system

You could need approval, or to follow special rules, for works not listed here - so always research your particular project.

Check with a building control body if you cannot decide if you need approval.

Penalties and problems

The person doing the work could be prosecuted and fined if they do not comply with building regulations.

Your local authority could make you pay for faulty work to be fixed.

Without approval you will not have the certificates of compliance you may need when you want to sell your home.

When you do not need approval

Work that does not need approval

You do not need building regulations approval for some exempt projects, including:

most repairs, replacements and maintenance work (except heating systems, oil tanks, fuse boxes and glazing units)

new power and lighting points, or changes to existing circuits (except around baths and showers)

like-for-like replacements of baths, toilets, basins and sinks

Find out more about common projects and check when you do and do not need approval.

Check with a building control body if you’re still not sure what to do.

Hire a ‘competent person’

You must meet safety and energy efficiency standards even if you do not need formal approval.

Use a competent person scheme

Benefits of a registered tradesperson

Competent person schemes have insurance-backed warranties and complaints procedures if there’s a problem with the work.

Find a ‘competent person’

Search the Competent Persons Register to find a tradesperson, or check that they belong to a scheme.

Search the Electrical Competent Person Register if you’re looking for an electrician to work on your home.

You may have to correct the work or pay a fine if building regulations are not followed.

How to apply

Contact a ‘building control body’ (BCB) to check the building regulations or apply for approval.

There are different rules in Scotland and Northern Ireland.

Where to apply

There are 2 types of BCB. It’s up to you which you use.

Local authority BCBs

You can apply for approval from your council.

Private BCBs

You can apply through a private approved inspector.

They’ll tell your local authority about the work. This is called giving an ‘initial notice’.

Choose a type of application

You must decide on the type of application for your planned build, extension or alteration work.

Full plans

This is the most thorough option. You can expect a decision within 5 weeks, or 2 months with your consent.

You’ll get a completion certificate within 8 weeks of completion of the building work as long as it complies.

Building notice

Regularisation

Only work carried out after 11 November 1985 can be approved in this way.

You might need to make alterations before your BCB can agree the work complies and give you a regularisation certificate.

Fees and costs

Local authority BCBs base their fees on the costs of their work, like site inspections.

What you’ll pay depends on the:

type of work involved

number of dwellings in the building

total floor area, eg in the case of extensions

Private BCBs negotiate their fees directly with you.

You might not have to pay a fee for works carried out solely for a person with a disability.

Appeals and determinations

You can appeal if you think your project should not have to comply with building regulations.

If you think you should not have to comply

If the local authority still says you have to comply, you can appeal to government. You have a month to make the appeal.

Find out about making an appeal.

If the BCB refuses building regulations approval

How to appeal or get a determination

You’ll need to read the guidance and fill in a form.

replace windows and doors

Building regulations approval

When you need approval

You must check if you need approval before you construct or change buildings in certain ways.

You do not need to get approval yourself if you use someone registered with a competent person scheme.

Find out about the rules in Scotland and Northern Ireland.

Building regulations approval is different from planning permission. You might need both.

Work covered by building regulations

The Building Regulations 2010 cover the construction and extension of buildings.

You might also need building regulations approval for many alteration projects, including if you plan to:

replace fuse boxes and connected electrics

install a bathroom that will involve plumbing

change electrics near a bath or shower

put in a fixed air-conditioning system

replace windows and doors

replace roof coverings on pitched and flat roofs

install or replace a heating system

add extra radiators to a heating system

You could need approval, or to follow special rules, for works not listed here - so always research your particular project.

Check with a building control body if you cannot decide if you need approval.

Penalties and problems

The person doing the work could be prosecuted and fined if they do not comply with building regulations.

Your local authority could make you pay for faulty work to be fixed.

Without approval you will not have the certificates of compliance you may need when you want to sell your home.

When you do not need approval

Work that does not need approval

You do not need building regulations approval for some exempt projects, including:

most repairs, replacements and maintenance work (except heating systems, oil tanks, fuse boxes and glazing units)

new power and lighting points, or changes to existing circuits (except around baths and showers)

like-for-like replacements of baths, toilets, basins and sinks

Find out more about common projects and check when you do and do not need approval.

Check with a building control body if you’re still not sure what to do.

Hire a ‘competent person’

You must meet safety and energy efficiency standards even if you do not need formal approval.

Use a competent person scheme

Benefits of a registered tradesperson

Competent person schemes have insurance-backed warranties and complaints procedures if there’s a problem with the work.

Find a ‘competent person’

Search the Competent Persons Register to find a tradesperson, or check that they belong to a scheme.

Search the Electrical Competent Person Register if you’re looking for an electrician to work on your home.

You may have to correct the work or pay a fine if building regulations are not followed.

How to apply

Contact a ‘building control body’ (BCB) to check the building regulations or apply for approval.

There are different rules in Scotland and Northern Ireland.

Where to apply

There are 2 types of BCB. It’s up to you which you use.

Local authority BCBs

You can apply for approval from your council.

Private BCBs

You can apply through a private approved inspector.

They’ll tell your local authority about the work. This is called giving an ‘initial notice’.

Choose a type of application

You must decide on the type of application for your planned build, extension or alteration work.

Full plans

This is the most thorough option. You can expect a decision within 5 weeks, or 2 months with your consent.

You’ll get a completion certificate within 8 weeks of completion of the building work as long as it complies.

Building notice

Regularisation

Only work carried out after 11 November 1985 can be approved in this way.

You might need to make alterations before your BCB can agree the work complies and give you a regularisation certificate.

Fees and costs

Local authority BCBs base their fees on the costs of their work, like site inspections.

What you’ll pay depends on the:

type of work involved

number of dwellings in the building

total floor area, eg in the case of extensions

Private BCBs negotiate their fees directly with you.

You might not have to pay a fee for works carried out solely for a person with a disability.

Appeals and determinations

You can appeal if you think your project should not have to comply with building regulations.

If you think you should not have to comply

If the local authority still says you have to comply, you can appeal to government. You have a month to make the appeal.

Find out about making an appeal.

If the BCB refuses building regulations approval

How to appeal or get a determination

You’ll need to read the guidance and fill in a form.

Building regulations approval

When you need approval

You must check if you need approval before you construct or change buildings in certain ways.

You do not need to get approval yourself if you use someone registered with a competent person scheme.

Find out about the rules in Scotland and Northern Ireland.

Building regulations approval is different from planning permission. You might need both.

Work covered by building regulations

The Building Regulations 2010 cover the construction and extension of buildings.

You might also need building regulations approval for many alteration projects, including if you plan to:

replace fuse boxes and connected electrics

install a bathroom that will involve plumbing

change electrics near a bath or shower

put in a fixed air-conditioning system

replace windows and doors

replace roof coverings on pitched and flat roofs

install or replace a heating system

add extra radiators to a heating system

You could need approval, or to follow special rules, for works not listed here - so always research your particular project.

Check with a building control body if you cannot decide if you need approval.

You do not need advance approval for emergency repairs to your boiler or heating system, but there are rules you must follow.

Penalties and problems

The person doing the work could be prosecuted and fined if they do not comply with building regulations.

Your local authority could make you pay for faulty work to be fixed.

Without approval you will not have the certificates of compliance you may need when you want to sell your home.

When you do not need approval

Work that does not need approval

You do not need building regulations approval for some exempt projects, including:

most repairs, replacements and maintenance work (except heating systems, oil tanks, fuse boxes and glazing units)

new power and lighting points, or changes to existing circuits (except around baths and showers)

like-for-like replacements of baths, toilets, basins and sinks

Find out more about common projects and check when you do and do not need approval.

Check with a building control body if you’re still not sure what to do.

Hire a ‘competent person’

You must meet safety and energy efficiency standards even if you do not need formal approval.

Use a competent person scheme

Benefits of a registered tradesperson

Competent person schemes have insurance-backed warranties and complaints procedures if there’s a problem with the work.

Find a ‘competent person’

Search the Competent Persons Register to find a tradesperson, or check that they belong to a scheme.

Search the Electrical Competent Person Register if you’re looking for an electrician to work on your home.

You may have to correct the work or pay a fine if building regulations are not followed.

How to apply

Contact a ‘building control body’ (BCB) to check the building regulations or apply for approval.

There are different rules in Scotland and Northern Ireland.

Where to apply

There are 2 types of BCB. It’s up to you which you use.

Local authority BCBs

You can apply for approval from your council.

Private BCBs

You can apply through a private approved inspector.

They’ll tell your local authority about the work. This is called giving an ‘initial notice’.

Choose a type of application

You must decide on the type of application for your planned build, extension or alteration work.

Full plans

This is the most thorough option. You can expect a decision within 5 weeks, or 2 months with your consent.

You’ll get a completion certificate within 8 weeks of completion of the building work as long as it complies.

Building notice

Regularisation

Only work carried out after 11 November 1985 can be approved in this way.

You might need to make alterations before your BCB can agree the work complies and give you a regularisation certificate.

Fees and costs

Local authority BCBs base their fees on the costs of their work, like site inspections.

What you’ll pay depends on the:

type of work involved

number of dwellings in the building

total floor area, eg in the case of extensions

Private BCBs negotiate their fees directly with you.

You might not have to pay a fee for works carried out solely for a person with a disability.

Appeals and determinations

You can appeal if you think your project should not have to comply with building regulations.

If you think you should not have to comply

If the local authority still says you have to comply, you can appeal to government. You have a month to make the appeal.

Find out about making an appeal.

If the BCB refuses building regulations approval

How to appeal or get a determination

You’ll need to read the guidance and fill in a form.

Building regulations approval

When you need approval

You must check if you need approval before you construct or change buildings in certain ways.

You do not need to get approval yourself if you use someone registered with a competent person scheme.

Find out about the rules in Scotland and Northern Ireland.

Building regulations approval is different from planning permission. You might need both.

Work covered by building regulations

The Building Regulations 2010 cover the construction and extension of buildings.

You might also need building regulations approval for many alteration projects, including if you plan to:

replace fuse boxes and connected electrics

install a bathroom that will involve plumbing

change electrics near a bath or shower

put in a fixed air-conditioning system

replace windows and doors

replace roof coverings on pitched and flat roofs

install or replace a heating system

add extra radiators to a heating system

You could need approval, or to follow special rules, for works not listed here - so always research your particular project.

Check with a building control body if you cannot decide if you need approval.

You do not need advance approval for emergency repairs to your boiler or heating system, but there are rules you must follow.

Penalties and problems

The person doing the work could be prosecuted and fined if they do not comply with building regulations.

Your local authority could make you pay for faulty work to be fixed.

Without approval you will not have the certificates of compliance you may need when you want to sell your home.

When you do not need approval

Work that does not need approval

You do not need building regulations approval for some exempt projects, including:

most repairs, replacements and maintenance work (except heating systems, oil tanks, fuse boxes and glazing units)

new power and lighting points, or changes to existing circuits (except around baths and showers)

like-for-like replacements of baths, toilets, basins and sinks

Find out more about common projects and check when you do and do not need approval.

Check with a building control body if you’re still not sure what to do.

Hire a ‘competent person’

You must meet safety and energy efficiency standards even if you do not need formal approval.

Use a competent person scheme

Benefits of a registered tradesperson

Competent person schemes have insurance-backed warranties and complaints procedures if there’s a problem with the work.

Find a ‘competent person’

Search the Competent Persons Register to find a tradesperson, or check that they belong to a scheme.

Search the Electrical Competent Person Register if you’re looking for an electrician to work on your home.

You may have to correct the work or pay a fine if building regulations are not followed.

How to apply

Contact a ‘building control body’ (BCB) to check the building regulations or apply for approval.

There are different rules in Scotland and Northern Ireland.

Where to apply

There are 2 types of BCB. It’s up to you which you use.

Local authority BCBs

You can apply for approval from your council.

Private BCBs

You can apply through a private approved inspector.

They’ll tell your local authority about the work. This is called giving an ‘initial notice’.

Choose a type of application

You must decide on the type of application for your planned build, extension or alteration work.

Full plans

This is the most thorough option. You can expect a decision within 5 weeks, or 2 months with your consent.

You’ll get a completion certificate within 8 weeks of completion of the building work as long as it complies.

Building notice

Regularisation

Only work carried out after 11 November 1985 can be approved in this way.

You might need to make alterations before your BCB can agree the work complies and give you a regularisation certificate.

Fees and costs

Local authority BCBs base their fees on the costs of their work, like site inspections.

What you’ll pay depends on the:

type of work involved

number of dwellings in the building

total floor area, eg in the case of extensions

Private BCBs negotiate their fees directly with you.

You might not have to pay a fee for works carried out solely for a person with a disability.

Appeals and determinations

You can appeal if you think your project should not have to comply with building regulations.

If you think you should not have to comply

If the local authority still says you have to comply, you can appeal to government. You have a month to make the appeal.

Find out about making an appeal.

If the BCB refuses building regulations approval

How to appeal or get a determination

You’ll need to read the guidance and fill in a form.


My and my wife helped our daughter apply for her student finance as she is about to be a first year student. She informed us a bit late on the matter and there are only 8 weeks until she begins her first semester. How long will it take for our application to be reviewed?

HM Revenue and Customs (HMRC) will check that the information you’ve provided matches their records. This will usually take up to 2 weeks.

Support your child or partner's student finance application

Give details of your household income

You might need to provide information about your income if your child or partner has applied for student finance in England.

Your information will be used to work out if your child or partner can get extra money on top of the Tuition Fee Loan and the basic Maintenance Loan.

There’s a different process if your child or partner is applying in Scotland, Wales or Northern Ireland.

You’ll get an email with a link to create an online account or login. You must use your own account - you cannot use the same account as your child or partner.

Provide information about your income in the previous tax year.

If your income this tax year will be at least 15% less you can give your income details for the current tax year instead.

Send in evidence if you’re asked for it.

What information you’ll need

You’ll need to know the following about a previous tax year:

your household’s taxable income

details of your personal taxable income

The previous tax year will be:

2019 to 2020 if your child or partner is applying for the 2021 to 2022 academic year

2018 to 2019 if your child or partner is applying for the 2020 to 2021 academic year

2017 to 2018 if your child or partner is applying for the 2019 to 2020 academic year

If you’re supporting your child’s application

Your household income is the combined income of:

you

your partner, if you live with them (even if you were not living with them during the previous tax year)

income your child gets from their own savings, investments or property, for example dividends or rent

If you’re supporting your partner’s application

Your household income is the combined income of you and your partner (even if you were not living with them during the previous tax year).

How to provide information about your income

Once your child or partner has applied, you’ll get an email within 24 hours with a link so you can provide your information.

You might need to create an account. You must use your own account - you cannot use the same account as your child or partner.

Household income your current income is lower

You can give your details for the current tax year if you think your household income will be at least 15% lower than the tax year you’ve been asked to provide details for.

What happens next

You might be asked to send evidence of your:

income - if the details you’ve given do not match HMRC’s records

marital status - if you’re separated or divorced

It can take up to 6 weeks to review your evidence.

Student Finance England will write to your child or partner when all your information has been confirmed.

If your information is still being processed when your child or partner starts their course, they’ll still get the Tuition Fee Loan and the basic Maintenance Loan (if they’re eligible).

Supporting a continuing student

Your child or partner needs to apply for student finance each year.

When they apply, you’ll get an email within 24 hours. The email will have a link to sign in to your account, where you must provide:

your marital status

any changes to the information you provided the previous year

your financial information for the previous tax year

If you provided income details for the current tax year

You can use the same income details that you provided last year.

If your income has dropped by at least 15% again, you can send in a new current tax year income assessment form.

If your income has gone down

You can apply for a current year income assessment if you think your household income this tax year will be at least 15% lower than the year you’ve been asked to give details about.

The current tax year is 6 April 2021 to 5 April 2022.

Check you’re eligible for a current year income assessment

To apply, the student must be on a course where their student finance is based on your household income.

Your total estimated household income for the full current tax year must be at least 15% lower than for a previous tax year.

The previous tax year will be:

2019 to 2020 if your child or partner is applying for the 2021 to 2022 academic year

2018 to 2019 if your child or partner is applying for the 2020 to 2021 academic year

2017 to 2018 if your child or partner is applying for the 2019 to 2020 academic year

You’ll qualify for an assessment if your expected household income after the 15% decrease is between £25,000 and £58,220 a year.

If your household income is more than £58,220 a year but less than £70,004 a year, you may still qualify depending on the student’s circumstances. Check how you’re assessed and paid.

If your total household income is likely to be less than £25,000 a year, you will not be able to get an assessment unless the student needs it to get:

a bursary or scholarship from a university or college

extra student finance for children or dependent adults

How to apply

To apply, you must have already created an online account and given information about a previous tax year.

You then need to complete these 3 steps.

Fill in a current year income assessment form and send it to Student Finance England.

Keep your income details up to date during the year.

Confirm your actual income at the end of the tax year.

Fill in a current year income assessment form

Fill in the form and send it to Student Finance England. You can do this through your online account, or print out the form and send it by post.

If you’re the parent of the student and your partner also lives in the household, you’ll both need to complete the form, even if only one income has changed.

This is because you’re assessed on household income from the same tax year.

When you’re estimating your income, include:

working overtime or extra hours

any maternity or paternity pay

any casual work, shift work or contract work

any pay rises, bonuses or redundancy pay

income changes from changing jobs or returning to work

income from self-employment

Academic year | Course type | Form

2021 to 2022 | Any | Current year income assessment form - 2021 to 2022

2020 to 2021 | Any | Current year income assessment form - 2020 to 2021

2019 to 2020 | Part-time | Current year income assessment form for part-time students - 2019 to 2020

Keep your income details up to date

If your income changes during the year, send a new current tax year income assessment form to Student Finance England as soon as possible.

You’ll be reassessed and the amount of money your student is entitled to might go up or down. Student Finance England will contact the student directly to let them know.

If you do not keep your income details up to date your student may be overpaid. They’ll have to pay back any overpayment straight away.

Confirm your income at the end of the tax year

After the tax year finishes you must send evidence of what your actual income was for the year. You’ll usually be sent a form to fill in at the start of May.

If you’re self-employed

If you have not completed your tax return yet, fill in the form to ask to delay providing evidence until after the Self Assessment deadline (January the following year).

You still need to return evidence for any other employment, for example if you had a salaried job earlier in the year.

If your household income is different from what you estimated

How much your student is entitled to will change. If your actual income was:

lower - your student might be entitled to more money

higher - your student will have to repay any extra money they received

If you do not send in evidence your student will only be entitled to basic student finance. They’ll have to repay any extra money they got based on your income straight away.

If you need to update your details

Fill in a PFF2 or PFF3 form if:

you made a mistake

your circumstances change, such as your marital status or you have another child

Academic year | Course type | Form

2021 to 2022 | Any | PFF2: income details form for full-time students - 2021 to 2022

2020 to 2021 | Any | PFF2: income details form - 2020 to 2021

2019 to 2020 | Part-time | PFF3: income details form for part-time students - 2019 to 2020

Use your online account to send the form to Student Finance England, or send it by post.

It can take up to 6 weeks to review your evidence.

Give details of your household income

Provide information about your income in the previous tax year.

Send in evidence if you’re asked for it.

What information you’ll need

You’ll need to know the following about a previous tax year:

your household’s taxable income

details of your personal taxable income

The previous tax year will be:

2019 to 2020 if your child or partner is applying for the 2021 to 2022 academic year

2018 to 2019 if your child or partner is applying for the 2020 to 2021 academic year

2017 to 2018 if your child or partner is applying for the 2019 to 2020 academic year

If you’re supporting your child’s application

Your household income is the combined income of:

you

income your child gets from their own savings, investments or property, for example dividends or rent

If you’re supporting your partner’s application

How to provide information about your income

Household income your current income is lower

What happens next

You might be asked to send evidence of your:

income - if the details you’ve given do not match HMRC’s records

marital status - if you’re separated or divorced

It can take up to 6 weeks to review your evidence.

Supporting a continuing student

Your child or partner needs to apply for student finance each year.

your marital status

any changes to the information you provided the previous year

your financial information for the previous tax year

If you provided income details for the current tax year

You can use the same income details that you provided last year.

If your income has gone down

The current tax year is 6 April 2021 to 5 April 2022.

Check you’re eligible for a current year income assessment

The previous tax year will be:

2019 to 2020 if your child or partner is applying for the 2021 to 2022 academic year

2018 to 2019 if your child or partner is applying for the 2020 to 2021 academic year

2017 to 2018 if your child or partner is applying for the 2019 to 2020 academic year

a bursary or scholarship from a university or college

extra student finance for children or dependent adults

How to apply

You then need to complete these 3 steps.

Fill in a current year income assessment form and send it to Student Finance England.

Keep your income details up to date during the year.

Confirm your actual income at the end of the tax year.

Fill in a current year income assessment form

This is because you’re assessed on household income from the same tax year.

When you’re estimating your income, include:

working overtime or extra hours

any maternity or paternity pay

any casual work, shift work or contract work

any pay rises, bonuses or redundancy pay

income changes from changing jobs or returning to work

income from self-employment

Academic year | Course type | Form

2021 to 2022 | Any | Current year income assessment form - 2021 to 2022

2020 to 2021 | Any | Current year income assessment form - 2020 to 2021

2019 to 2020 | Part-time | Current year income assessment form for part-time students - 2019 to 2020

Keep your income details up to date

Confirm your income at the end of the tax year

If you’re self-employed

If your household income is different from what you estimated

How much your student is entitled to will change. If your actual income was:

lower - your student might be entitled to more money

higher - your student will have to repay any extra money they received

If you need to update your details

Fill in a PFF2 or PFF3 form if:

you made a mistake

your circumstances change, such as your marital status or you have another child

Academic year | Course type | Form

2021 to 2022 | Any | PFF2: income details form for full-time students - 2021 to 2022

2020 to 2021 | Any | PFF2: income details form - 2020 to 2021

2019 to 2020 | Part-time | PFF3: income details form for part-time students - 2019 to 2020

Use your online account to send the form to Student Finance England, or send it by post.