Using room within rented house for business

Lilith1980

Hi all, I was just wanting some advice please.

My OH and I are waiting to hear about a three-bedroom rented house that we have applied to move into. Fingers crossed we'll have good news tomorrow If all goes well we'll be moving in at the end of this month.

The question I had was, is that my OH and I are both counsellors and we work for a local mental health charity. However, we have been talking about the possibility of setting up our own private practice as well in order to earn a bit of extra money.

For this we'd ideally like to use one of the smaller bedrooms in the property which we would set up as a counselling room (two chairs, small table, not much else in there).

We would not intend to see clients throughout the day, as we both work, so we would intend to see one or two clients a few evenings a week and possibly a couple on Saturday mornings.

Of course, I would ask the landlord's permission first as to whether we would be allowed to do this, but I just wondered what people's opinions were as I am a bit nervous to ask too soon after moving in lol. I just wanted to gage (sp?) other landlords' opinions as to whether they would be ok with one of the rooms in their property being used for a business such as ours?

Thanks

Lagoon

I run a business from a rented home, but I'm not allowed to run a COMPANY from a rented home. I can't register as a Limited Company with Companies House, as this would require me to provide my address as the 'business address'.

It'll all be in your rental agreement, I expect, but do consider the possibility that the same will be the case for you. It's not about furnishing a room as a workspace, it's about giving your address out publicly. Fortunately, it makes more sense financially for my business not to be registered with Companies House. For a counselling practice, that might not be an option.

Fire_Fox

Read the tenancy agreement, see what it says about business activities. This really needs addressing before you sign not after you move in. You also need to consider the effect on your neighbours, if any, that sounds like a lot of cars coming and going for a residential area.

Annisele

I don't know whether you'd need planning permission for that sort of thing (as a change of use) - if you do, I doubt a LL would be keen.

antrobus

Lagoon wrote: »

I run a business from a rented home, but I'm not allowed to run a COMPANY from a rented home. I can't register as a Limited Company with Companies House, as this would require me to provide my address as the 'business address'....

Yes you can.

A limited company's registered address can be anywhere. It's simply the address required for the legal service of documents. There are plenty of people who have limited companies where the registered address is their accountant's address (for example).

Lagoon

antrobus wrote: »

Yes you can.

A limited company's registered address can be anywhere. It's simply the address required for the legal service of documents. There are plenty of people who have limited companies where the registered address is their accountant's address (for example).

No, sorry, I meant that according to my rental agreement I can't use my address. I was specifically talking about the rental agreement/landlord.

Yes, OP, other addresses can be used.

Lilith1980

Thanks for your replies

Once we have been given the go ahead that we have been accepted for the property I will find out more about the content of the rental agreement.

We would probably set up as a partnership if it were OH and I, or it might even be myself as a sole trader as I may have more time than OH.

The property we have applied for is on a main road and parking is opposite so it wouldn't be like people are coming and going into a quiet residential area.

If it does turn out that we can't do it, then it's not the end of the world, it must just be something we leave until we're able to afford our own property.

Errata

I'm not a LL, but with a LL's hat on: I wouldn't give permission for a tenant to conduct the business you suggest within my rental domestic property because the mortgage holder won't like it, the insurance companies won't like it, there will be more wear and tear, and that's just for starters.

Fire_Fox

Lilith1980 wrote: »

The property we have applied for is on a main road and parking is opposite so it wouldn't be like people are coming and going into a quiet residential area.

If it does turn out that we can't do it, then it's not the end of the world, it must just be something we leave until we're able to afford our own property.

Whose parking, as in parking allocated for the sole use of your property? If so where would you put you car(s)?

tbs624

You would need to talk to both the local Council and to the LL. Few residential LLs would want to agree to such an arrangement IMO and neighbours may well object.

Presumably you have already researched the possibility of renting a room within specific business premises elsewhere? It could work out fairly cheaply for you if you were sharing a room which someone else used during standard day time hours. Many self employed physios/chiros/salon owners etc offer individual room agreements.

room512

Also your house insurance will increase - we had a nightmare getting insurance. My OH is a musician (in his spare time, all electronic done via a computer mainly) and has had his music used on a couple of tv programmes. When we told the insurance company, it caused all sorts of problems - the reason being fans could turn up at the door!!!!! (in his dreams!) You'd need public liability insurance in case any client hurt themselves on your property. Your council tax could also increase as you're having clients to the house. Car parking will also cause concerns for the council.