Do I have an annexe and can I rent it for Airbnb?

Soozegirl

I will try to keep this short and I know there are other similar posts, but everyone's situation seems to be so unique!  We bought a house 6 months ago - a detached bungalow with a detached garage with converted rooms above and behind the garage forming a living area, bedroom with en suite, study, laundry room and boot room.  The previous owners connected the two buildings with a roof between them and doors at each end (one to the drive and the other to the garden) keeping the original (lockable) doorway into the main house - apparently this did not require planning permission. As we use the rooms for our laundry, study etc. I believe this makes the area integral to our main house.
But, we want to change the study area into a small kitchenette.  Does this create an annexe?  There would be no possibility of selling off this part of the house - it is too integral to the main house (not least because it has our garage within it!) and the bedroom is above the laundry, new study, boot room etc. which we need to keep.  It is also vital for us to keep for visiting relatives.
Do we need planning?  
If we then decide to Airbnb part of this area (bedroom, en suite, sitting room and kitchenette), is this likely to be allowed?  Would we have to pay separate council tax for this area?  The laundry/new study and boot room/wc, plus the linked corridor (previous owners called it a sun room) between the two original buildings would remain in our permanent use, it would just be the bedroom, kitchenette etc section that we would rent out.  Any visitors could access this area directly from the driveway by just going through the 'sun room' so they would not need to go into our main living area per se (ie there would be no need for them to come into our lounge or kitchen for example).  We can lock the door into the main property and lock the door leading to the new study, laundry etc. so it would be secure.  
So, do we need planning and, if so, what for?  Is it likely that I can Airbnb it?  I am happy to pay the council tax, but just want to know if this will be a factor.  Currently the house is all on one Band (because at the moment, it is just one house - I'm thinking adding the kitchenette might change this?).  Would it be covered under the Rent a Room rules?
Sorry, so many questions.  Just don't know where to begin.
Even if we decided not to rent it out, adding a small kitchenette would be perfect for our visiting relatives and their children, but I'm worried that just doing this 'nice' thing will leave us in a mess regarding regulations etc!

TripleH

Just a word of caution, the self contained annex may be subject to council tax on its own. My younger brother has a self contained basement flat in his house that he has to pay council tax for because it has its own kitchen. He doesn't plan to keep it but due to work and covid his building plans have been delayed.

lincroft1710

A self contained annex would usually have its own CT band. I cannot see it would fall under "Rent-A-Room" and you would be effectively renting out a self contained flat. As you are converting the annex into a self contained unit you would probably need planning permission, which may or may not be forthcoming (some planners don't like a "second dwelling") and may have a condition attached prohibiting it being let out as well as prohibiting a separate sale. You will need building Regulations approval.


It would be worth talking to your local planners to test the feasibility of your scheme. There will probably be a consultation fee though.

Soozegirl

Hmmm....thank you.  Yes, I had a thought that there would be some such issues.  We don't mind paying the separate council tax if necessary as if we are able to let that part of the house out, then so be it.  The flat element would never be able to be sold separately as it is attached to the main and the configuration of the rooms would make it impossible.  Basically, it is a double garage with a study behind that and then two more rooms next to that - so three 'sections' side by side.  Then, above the whole lot of that is the sitting room and bedroom/ensuite accessed from a staircase in the existing study area.  The flat element is, therefore, actually two storey and sits bang in the middle of whole block with the entrance to it in the middle of our sun room!  Great for short term lets, but impossible as a separate dwelling.  Think I will ring the planning authority and ask for some advice.  That whole section of the house does have its own heating system (gas via bottled gas), but the electrics, water etc are all joined in with the main house.  
One final point - I'm guessing there are thousands of people up and down the country who are doing this now with Airbnb, but many of them will not have any such permissions?!!!

theartfullodger

Do these buildings/conversions have planning permission & building regs approval?

Soozegirl

Yes - as far as I know that is all in order.  The connecting corridor/sun room apparently did not need pp because it is not heated.  The other rooms were done over 10 years ago, it is only the people we bought from who then put the en suite in and carpeted them, made them into habitable rooms etc.  They were previously just used for 'posh' storage.  

Annisele

Do you own the house outright, or do you have a mortgage? If the latter, your lender may well have thoughts (/restrictions) on both the conversion plan and the Airbnb plan.

lincroft1710

Soozegirl said:

Hmmm....thank you.  Yes, I had a thought that there would be some such issues.  We don't mind paying the separate council tax if necessary as if we are able to let that part of the house out, then so be it.  The flat element would never be able to be sold separately as it is attached to the main and the configuration of the rooms would make it impossible.  Basically, it is a double garage with a study behind that and then two more rooms next to that - so three 'sections' side by side.  Then, above the whole lot of that is the sitting room and bedroom/ensuite accessed from a staircase in the existing study area.  The flat element is, therefore, actually two storey and sits bang in the middle of whole block with the entrance to it in the middle of our sun room!  Great for short term lets, but impossible as a separate dwelling.  Think I will ring the planning authority and ask for some advice.  That whole section of the house does have its own heating system (gas via bottled gas), but the electrics, water etc are all joined in with the main house.  
One final point - I'm guessing there are thousands of people up and down the country who are doing this now with Airbnb, but many of them will not have any such permissions?!!!

The fact the flat is  accessed from a sun room attached to the main house doesn't stop it being a separate dwelling for either CT or planning purposes.

Soozegirl

This seems to clarify the planning situation….taken from a planning Appeal result (although I do note point one about who would be occupying).  Our situation is very similar. I accept it would be separate for CT

Rather the question was whether the annexe would create a separate dwellinghouse (hence, planning unit). In reaching his decision, the Inspector took a number of factors into account. These included:

• Occupiers of the converted building: in this case they were the current owners of main dwelling, with family members moving into the main dwelling to provide practical support;
• Ownership of the site: in this case the site would remain owned by the appellants. The main house and annexe would not be split into separate titles or leased;
• Access to the site: the current single access to the highway would continue to serve the house and annexe with no separation of the two properties;
• Garden and parking: there was no demarcation between the two properties;
• Access to a shared space: the entrance to the outbuilding and the main dwelling onto a shared courtyard (indicating a close physical connection between the two units);
• Postal address and utilities: there would be no separate bills or addresses;
• Relative floor space: the area dedicated to residential use within the annexe would not be unduly large in comparison to the associated dwelling.

Taken together, these indicated that no separate planning unit would be created

Soozegirl

Ps we have a mortgage but our loan to value is only 25% so am hoping that might help.  We will of course get consent.
But have discovered worse problem - the original consent for the conversion was for ‘incidental’ use not ‘ancillary’, so we need to get that changed!  Anyone know how easy that might be?  Think I’ll start another thread…or just give up.

lincroft1710

Soozegirl said:

Ps we have a mortgage but our loan to value is only 25% so am hoping that might help.  We will of course get consent.
But have discovered worse problem - the original consent for the conversion was for ‘incidental’ use not ‘ancillary’, so we need to get that changed!  Anyone know how easy that might be?  Think I’ll start another thread…or just give up.

Continue with this thread if you have further queries.


"Incidental use" suggests occasional use by visiting friends/family. Planners often attach apparently odd conditions to PP, but there are often reasons for this which are not always stated.