When Is an Annexe Not an Annexe?

Originally written by Sera LeGrice, updated by the editorial team on 15th May 2026

In British English the building attached to or beside a house is usually spelled "annexe" (a noun), while "annex" is mainly the verb meaning to add or attach something, and the usual spelling in American English. For planning and council tax, what matters is not the spelling but whether the accommodation stays ancillary to the main home or counts as a separate dwelling, as explained below.

What Counts as an Annexe in Planning Terms?

In planning terms, an annexe is accommodation that remains ancillary to the main dwelling. It exists to support the household living in the main property rather than functioning as an independent home.

The annexe might be attached to the house, connected internally, or completely separate with its own external entrance. The physical arrangement matters less than the relationship between the annexe and the main house. A granny flat built onto the side of a house would typically count as an annexe, as would a converted garage with a kitchenette and shower room used by an elderly relative.

Problems arise when the distinction between an annexe and a separate dwelling is unclear. Local Planning Authorities scrutinise proposals that could result in what is effectively a new house, even if the applicant calls it an annexe. If the accommodation has all the features needed for independent living and appears designed for occupation unconnected to the main property, planners may treat it differently.

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How Local Planning Authorities Assess Annexe Applications

When you apply for planning permission, the council considers several factors to decide whether your proposal creates ancillary accommodation or a separate dwelling.

Size is one consideration. An annexe rivalling the main house in floor area may raise questions about its intended use. The level of facilities also matters: a basic bedroom with an en suite reads differently to a fully equipped property with multiple bedrooms, a large kitchen, separate living spaces and its own garden area.

Physical separation plays a role too. An annexe connected internally to the main house tends to appear more clearly ancillary. A detached building at the far end of the garden with no functional connection can look like a separate house waiting to happen.

Planners will also think about future use. Even if your current intention is to house a family member, the council may consider whether the building could easily be sold off or let independently. Some authorities attach conditions restricting occupation to family members or preventing separate sale. Check your local planning authority's policies before submitting an application.

Your situation may be slightly different. ask a question below ↓ and our editorial team will reply with our advice.

Council Tax and Annexes

Many people assume an annexe only attracts separate council tax if it has its own front door and appears completely independent. This is not how the system works.

The Valuation Office Agency decides how properties are banded. Their assessment focuses on whether the annexe could be let or sold separately, considering both physical characteristics and any legal restrictions. An annexe sharing essential facilities with the main house will usually remain part of the same assessment. But an annexe with full self-contained facilities may receive its own band, regardless of internal access to the main property.

Annexes occupied by certain relatives may qualify for a discount or exemption. GOV.UK provides information on council tax exemptions that may apply. If you disagree with a decision to band an annexe separately, you can challenge this through the Valuation Office Agency within set time limits.

When an Annexe Becomes a Separate Dwelling

Creating what is legally a new dwelling requires planning permission for a change of use, regardless of whether any building work takes place. Planning permission and building regulations approval are separate processes: satisfying one does not satisfy the other.

Signs that an annexe has crossed into separate dwelling territory include:

Occupants have no family connection to the main household and pay rent
The annexe is marketed as a rental property
No shared use of facilities between annexe and main house
The annexe has its own utility meters and separate postal address
Occupants operate with complete independence from the main property

No single factor determines status: the overall picture matters. If multiple indicators point towards independent occupation, the planning authority may decide a material change of use has occurred. Penalties can include enforcement notices requiring you to cease unauthorised use, and failure to comply is a criminal offence.

Before starting work, consult your local planning authority. Most councils offer pre-application advice for a fee. Check whether permitted development rights apply, but note these can be restricted in conservation areas or Areas of Outstanding Natural Beauty. Even if an outbuilding falls within permitted development rules, using it as habitable accommodation may still require planning permission.

Keep records of permissions granted and conditions attached. The Planning Portal provides detailed guidance, and GOV.UK has information on council tax and the Valuation Office Agency.

The Next Step

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126 questions

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ExtensionBuild Editor 25/07/2026 at 8:33 am

@LP For inheritance tax purposes, HMRC looks at the whole property as a single estate regardless of whether the council treats part of it as an annexe. The separate council tax banding is a local authority matter and doesn't shield it from IHT, nor does removing the annexe status reduce your IHT bill. What matters is the total value of your mum's estate against her nil rate band and residence nil rate band. That said, you can ask the council to reassess it as one dwelling if the internal connection means it's no longer self-contained, which may help with council tax now. Worth a quick chat with a probate solicitor to confirm the IHT position for your specific situation.

LP 25/07/2026 at 8:33 am

My dad died in 2006, and mum did not want to move, (The house is in her name) so we put an extension on the main house with internal connecting door. It has lounge, bathroom, bedroom and kitchen. The architect put in the planning application as an Annexe.
The council then treated as such. Separate council tax status.
Mum still lives in it, she is now 93 years old.
We want to know if when she passes away, we will be liable for inheritance tax on it and as well as the main house.
We want to know if we can change it from being classed as an annexe back to being a house extension before that happens.
Can we call it an house extension?

ExtensionBuild Editor 17/05/2026 at 1:28 pm

@Pippa Tricky one, but the council are likely right to look at it. The test isn't whether it shares your services or how long guests stay, it's whether it can be used as self-contained accommodation. A room with sleeping space, washing facilities and somewhere to prepare food usually ticks that box, regardless of what you call it. Fill the form in honestly and check if you qualify for Small Business Rate Relief, which often wipes the bill out entirely for modest holiday lets.

Pippa 10/06/2024 at 10:46 am

We have a garden room that we built 15 years ago, separate from our house, as an office. 10 years ago we started letting it on airbnb. It has one room with an attached shower and an area with a sink where we have put a toaster, kettle and microwave. We never allow longer stays than 7 days as it's not habitable. We've always called it'glamping'. We thought that it would qualify as a room in the house, as it uses the same services as our house. The council now want us to fill out a complex holiday let form, to assess us for council tax/ business rates. We don't make much money out of it and will make very little indeed if we have to pay tax or rates. Can you help....is it a separate dwelling? Thank you for any advice, Pippa

LH 22/01/2024 at 3:31 pm

We brought a repossessed property which is a detached 4 bedroom and it came with a live/work unit. The planning is for sole use with the main dwelling. The live/work unit is huge and crosses 4 garages (1 garage belonging to the house) it has it's own entrance separate Kitchen/Bathroom and 2 separate main rooms although no parking. The water/sewage is connected although there is a separate water meter at the front and it has it's own electricity supply.The repossession was linked to the previous occupants taking out a mortgage as a separate dwelling to the house.When we moved in we were told 'family' could stay in the live/work unit. We did not realise until the council slapped us with a bill, it was subject to it's own council tax which we do get a 50% Annexe discount on. Our kids (young adults) did live over there for a while but now it is just an expensive storage unit! I did try for planning as full residential use but then was told I had to apply for retrospective change as was using as an Annexe?? I did not change the original use as this was how we brought it with no mention of the separate charges. The unit is on it's own title deed and separate address to the main house as well as we even have to pay a separate TV licence. Just wondered what I can do to make it less complicated if I were to sell the property as new buyers will need to know the costs of running the 2 properties? Can these be separated or can I get Annexe classification? It's not lived in so can I claim the council tax back?

Nellie 12/07/2022 at 6:13 pm

We purchased our house 9 years ago as a whole property with an office annexe which had a bathroom and kitchen of sorts. It has a separate electricity supply but water sewage and heating is shared with the main house. We did up the annexe for my mother who lived there until her death last year.
She insisted on having a separate address which sparked a visit from the local council who immediately slapped a council tax bill on it and deemed it separate albeit nil rated as she was a dependent relative.
Now we have a potential buyer for our house who is being refused a mortgage and want the house to be returned to one address. Is this a possibility and if so what do we do.

Robert 25/07/2021 at 10:06 am

I gained planning for a garage, gym, shower room, WC and playrooms above. For one year my elderly parents stayed using the playrooms above. The permission does not describe the property as an annex and there are planning restrictions as to its use.

The VO have say “We have split the title” the building from the main house and now the garage has a class T exemption.

By doing this the VO now say they have the right to revalue my main house. However I own the main house but the land the garage sits on I don’t own and was allowed to obtain the permission for the garage and gym etc and build at my own cost. The land is owned by my parents and has been since 1997.

The splitting of the “title” has trigged the revaluation of my property even though a sale hasn’t taken place. Can I stop the revaluation?

Regards

Robert

Penny 23/06/2021 at 5:02 pm

I have just had a recent conversion of an existing workshop into a annex. It only has a toilet and sink, small area with microwave, kettle, fridge and toaster

I have put a bed setee in it but there is no separate bedroom. It adjoins the garage with access to be able to get out. It also has french windows.

Would I need permission for anyone to stay overnight?

Kind regards.

franki 17/05/2021 at 3:43 pm

Difficult one this.So we have permission granted to build an annex.The planning quote as follows.
. The proposed residential/ business accommodation/annex development hereby approved shall only be occupied and be used as ancillary accommodation to the main dwelling known at the time of decision as ....our address.....and at no time be subdivided from the curtilage of, or used as an independent unit of residential/business accommodation separate from .....our address...
So we know we are the only ones to uses it, we know we cannot separate it. It will contain a bedroom and bathroom, office which has been granted.
How ever we want to rent the main house out for occasional holiday let, airbnb,so when some one stays in the main house we can let them use the whole house, NOT the annex,as we will use that when customers stay.We will still use the main house when no holiday lets staying , so can anyone tell me if my neighbours from hell can stop us.

MJW 21/04/2021 at 4:10 pm

I've moved into a house that has an annexe. It was the garage and has been converted into a room with a small kitchen area and bathroom. I use it for storage, nothing else. Do I still have to pay an additional council tax?

G 17/04/2021 at 3:10 pm

Hi, Can someone build annexe and have a back door put in that opens on to someone else land or a alleyway that they never had access for until they put this door in.

Hendo 12/04/2021 at 1:32 pm

My son had his garage that was attached to the house demolished and a one bedroom self contained annex built for me, I am disabled, I have recently moved out of this dwelling and pay council tax in my new home. The council say it is now empty and because my son owns the house he has to pay council the for the annex.

Hunt 30/03/2021 at 10:00 am

Many years ago the main house was extended with a hallway toilet off that study also part of that included a family room with a kitchenette a play room and a bathroom No extra council tax, done before we moved in
We then had our son and his wife staying for several months and a council tax was slammed on a so called annexe! This was because our American daughter in law stated she was in an apartment in her in laws house. Totally incorrect but the damage was done, she used it in a visa application and someone came to investigate No one in the council has been easy to deal with or the appeal
There is only one entrance into the house and so called annexe and no exit
No one lives in the annexe it is just part of our house
Never built or adapted as a annexe
If we take the kitchenette out will we stop the annex council tax
Estate agents/ friends were shocked but we did lose an appeal several years back The so called annexe used to be a hobbies room for the last owners.
Why are we penalised having a bathroom downstairs and a kitchenette
This is used because we have an Aga in main kitchen and it is turned off in summer so we use a free standing cooker in the kitchenette which we have done for years

The council class us as having a flat, we could not even sell the property only as one property
Impossible to let out as tenants would be coming into our main house all the time

Are we totally at a loss cause

Dicky 28/03/2021 at 5:57 pm

I live in a house with a 1 bedroom annex underneath the main house. The annex has its own entrance and can accommodate 2 people. We live upstairs. I have now retired and was thinking about letting the annex out for 6 months of the year, April to September. At the moment it is used for family members visiting. What do I need to do to in order to use the annex as a holiday let apartment.

Annxeer 24/01/2021 at 8:39 pm

Unfortunately you can’t do any of that - I have been through planning hell trying to have an annex which has its own CT changed to a separate dwelling - 3 Appeals - 2 HIgh Court Appeals and still being told that ‘severe adverse impacts’ of using the private motor car in respect of emissions outweigh any benefits - even P79 d - Sub division of a Main Dwelling didn’t help even though the appeal site is brownfield land and not isolated from the local village at 350 m

Concerned 22/01/2021 at 5:57 pm

Hi there - we converted a garage into a one bedroomed annexe for my elderly mother. It is a separate building in the garden. The main house is listed but we were given planning consent with a restriction that the annexe could only be used as ancillary to main residence ie we can't rent it. We asked the council to reassess the whole property for council tax and they zero rated the annexe with the wording "empty annexe" although verbally told us it was zero rated as it had a planning restriction and therefore could not be rented
My mother sadly went into care with dementia and we started to rent the annexe out under the rent a room scheme to pay for care fees. We thought this was OK (although we have now learnt we can't as the buildings are not connected).
While we had a friend living there under the rent a room scheme we had a visit from the council tax assessor who rebanded it as Band A and our friend has now paid the council tax for four years.
I am now told that if the council is charging us council tax for all this time then we could apply to have a change of use for the annexe and rent it formally as a separate residence. Is this correct? I find the whole planning vs council tax departments very confusing - particularly when they are all part of the same council! Any advice hugely appreciated

Az 16/10/2020 at 11:49 pm

We build a studio flat . With separate bath and kitchen. Got side entrance. Can we put that on rent . What procedure we have to follow. Any permission required from Hounslow Council??
Do we have to inform any department.

Lizzy 13/10/2020 at 9:33 pm

Hi, I am on housing benefit at the moment because of COVID and have found a lovely landlord who has an annex he will rent to me. He’s in the rent a room scheme, and he doesn’t pay extra council tax on the annex as it’s attached to the house. His previous working tenants haven’t either. It has a kitchen and bedroom (all one room) and a ensuite shower room. It has its own front door. Is this okay to rent to me as a room £450 all bills included or will the council tell him he needs to pay more council tax as he’s renting it to me? Any advice helpful. Thank you.

LCD 01/10/2020 at 2:04 pm

My parents are moving out of the cottage/annexe on my sisters land her house is also on aforesaid land. My parents didn't pay any council tax when they lived there as they are both over 70. However, I am 45 and will be moving in there, my question is, will I have to now pay council tax on this annexe

Sam 17/06/2020 at 10:56 pm

Hi, I have rented out a 3-bed house, which also has side double extension connected to the main house with its own toilet. This double extension was built-in 1986 and also has its own exit at the back. Council planning history shows that it was built as a double extension as it has its own entrance exit along with the main house can I consider this extension as an annexe and rent out separately? as it was really old there no approved layout of this extension and all the bills are shared with main house. How can I make this extension as its own entity and rent it out separately? any help be appreciable.

Sue 16/02/2020 at 3:29 pm

Hi I have a 3 bed house with a annex to the side, I wanted to seperate the annex completely so to sell the 3 bed house and my partner and myself can live in the annex, as I can’t do stairs anymore due to illness,what would the chances be please and what would we have to do? Thank you

BigD 16/04/2019 at 9:57 pm

I have recently built a detached garage on my property i had planning permission to build it but I would now like to change this to a self contained annex where my mother in law can leave for free. Would this require additional planning and would this become its own dwelling meaning I would need to pay additional council tax ?

Cas 16/04/2019 at 4:57 pm

I bought a bungalow with large garden and moved in. The express purpose was to build a connecting annexe for my daughter who has illness that will eventually be wheelchair bound. Before purchase I checked with planning and they advised due to medical condition it would be passed. Submitted plans, objection by neighbour stating she will loose late afternoon sun off her patio. Does not believe my daughter is ill, despite providing all relevant professional health reports. She now wants full council planning meeting so she can convince Counsellors to reject this. Decision has been put back three times. Is there anything more I can do. It has got very nasty, lies and libel. I just want to help my daughter. Reason not able to live in existing bungalow too small and totally unsuitable for wheelchair.

Chels55 25/03/2019 at 11:09 pm

Hi, we are just about to buy our first property which is a 3 bedroom semi detached with a granny Annex on the side, it is accessed through the main house and does not have it's own external access. We are wanting to encorperate it into the main house to make it a 4 bedroom semi detached. We are making the kitchen our main kitchen and the living room in the annex will be the dining room which opens up into the kitchen. My questions are
1. Would we have to pay 2 lots of council tax on this? Or would it be classed as one property after we finish the work?
2. Do we need to get permission from the council to do this?

The annex was built in 2003 and as far as I can tell from the council website the property is registered under Band A.

Thanks!

chris 18/03/2019 at 10:32 am

Hi,

We have an annexe which was built when the house was built. There is a door from our main house (internal door) which leeds into the annexe, there is also an external door for entry to the annexe. We have not rented out the annexe for many years. Council Tax has now gone up and no relief is available on council tax for the annexe any more, it has stopped this year. Our total is now £2976 for council tax for the year for both. As the annexe is no longer rented out we want to take the very old kitchen out and change the room to a bathroom. Also take the shower room out and join it up with the bedroom that is in the annexe. We spoke this morning to the council and they say we cannot have running water in there, or at least as far as this person knew. Someone more knowledgable in this matter will contact us in 48hrs. What do you know about incorporating the annexe into the main house.

Mike 23/10/2018 at 6:07 pm

We are considering buying a detached house with an annexe. This is to live with my daughter and family and according to the advert there is an A rated council tax on the annexe. We were going to add a kitchen but could easily use the other kitchen if it means no council tax. My wife and I are in our seventies and would prefer no stairs.

Lizzy 07/09/2018 at 9:27 am

Hi,

My husband and I bought a 3 bedroom house which already had and annex extension built above the garage attached to the house. The annex can be accessed internally as well as externally with stairs which lead to an door which opens outside on the side of the house. We have lived in the "main house" and rented the annex to a lodger. We are now renting the "main house " to a family as well as renting the annex to a separate individual. The council are now saying we need planning permission or consent to do this even through the property was already built in this way when we bought it. Please advise how if possible we can evidence that this is still a single dwelling house or that we have not changed the use of the property or obtain retrospective permission.

Many thanks

Lizzy

felttip 19/06/2018 at 2:48 pm

Hi, It's me again, sorry to be so needy.
The stables we wish to convert into a self contained granny annex was built by me and I used a concrete base (slab) with steel mesh reinforcement. It's quite substantial and have not seen any movement in 12 years.
My question is, when we are converting these stables I understand Building control will monitor it to some extent. My question is, would they be happy enough with the concrete base already in place.?
Many Thanks

felttip 19/06/2018 at 2:18 pm

Hi
We have some stables that are now redundant because the Council are going to build on the fields we rent to graze the horses. We are considering what to do with these stables and assume we will not need planning to turn it into something useful, such as a granny annex. However the stables are around 500 feet away from main house so for practical reasons would want to extend our drive down to new granny annex,
My question is, will we have an automatic right to turn the stables into residential building (still tied to house) and is there any planning restrictions on extending our drive down the garden?
The stables are about 6 x 8 metres
Could my wife and I live in it and rent the house?
Grateful for any advice.

ExtensionBuild Editor 15/06/2018 at 10:41 am

Was planning permission given for the annexe to be for part of the main residence or as a separate dwelling? If the former, then change of use (hence the requirement for a certificate of lawfulness) might be needed.

Louloubelle 14/06/2018 at 7:51 am

My father has detached barn which he has converted into an Annexe with relevant permissions an plans and it has been occupied since 96. However there was a break in 2012 when my sister moved out and it was unoccupied til we took over the council tax and moved in May 2015. A neighbour has made a complaint an we are now having to get a certificate of lawfulness to prove someone has been living on the property. It is completely self contained. Some has always been paying council tax since 96, yet the council want us to have this certificate. Can my dad still gift this to us for IHT reasons with this certificate of lawfullness hanging over us. What should we be doing and why are they pursuing this when it’s been lived in for so long. Does the short unoccupation make a difference to the 4 year rule does it have to be continuous even though tax was paid in the unoccupation? I’m so confused....

ExtensionBuild Editor 11/06/2018 at 1:50 pm

Talk to your planning officer about this - an annexe for say a teenager, will require different permissions than one that is rented out etc. The council are unlikely to force you to "tear it down" but you may not be able to use it as any other than your original application/intention.

Tatiana 08/06/2018 at 10:48 am

We want to build an annex and get planning permission for it for a family member to live in. Once we get planning for this, if we later want to let it out or allow an au-pair or nanny stay in it, can the council say we need to either stop or tear the building down?

Will the council allow us to let it out at all, when they have originally given permission for a family member?

Curious 22/04/2018 at 8:54 pm

My friend has kindly offered the opportunity for my daughter and I to build a log cabin on her land for us to permanently live in, the cabins water and electrics will come from the main house, it's height will be in the limitations required to try and prevent planning permission. There won't be a full kitchen just a work space, a shower room, living area and two bedrooms, can anybody please inform me if this is something that will be allowed? We are not related, not sure if this matters?

Phil 21/04/2018 at 6:51 am

I have a room over my garage which is accessed via the shared utility room. The garage and utility room are linked to the house. It has its own shower room and a kitchen sink and work surface with a kettle and toaster but no other cooking facilities. Would this be regarded as a separate annexe for council tax purposes.
Many thanks if anyone can clarify this for me.

Elliot81 19/04/2018 at 8:57 pm

my neighbors make an extension to the house, with a transparent roof. I it prevents, we hope the courts and my house is 1 meter lower than the neighborhood and therefore the height of the roof is very large. and I can't leave the window open on the second floor because the thieves will come to me. the fence between us and he is tall more than 2 meters, and the roof above the fence. we have a corner house and therefore the yards are very close. What am I to do?

ExtensionBuild Editor 11/04/2018 at 10:47 am

If it's to be lived in separately it will be classed as an annex for council tax purposes. If you want to have separate energy supplies/utilitly bills and separate addresses (for post and so on), then you will need to apply for planning permission for this (as well as for the buildings themselves). A Will can say what your daughter receives if you die.

ExtensionBuild Editor 09/04/2018 at 2:28 pm

No they can sell it to someone else. The buyer would simply have to deal with the planning permission issue (they might buy indemnity insurance to help with this).

coco 08/04/2018 at 7:59 pm

My husband and I are planning to apply for planning permission to knock down our existing house and my daughter and her husband will pay to build a new house in its place for themselves. We are planning to knock down a large garage/shed complex and replace this with a three bay cart lodge with one bed living above to include kitchen/bathroom/living room to house our son. We plan to erect a one and a half storey building to the side and to the back of my daughters main house which will have 2 bedrooms/kitchen/bathroom/living room. Should we have two land registry titles. Will this annex be liable to council tax. When we both pass away will it be difficult to pass this on to our daughter.

Hedgehog 07/04/2018 at 7:19 pm

Question.
We own a house with an attached annexe (previously our garage).
The annexe was separated on the land registry by the previous owner and purchased
by somebody else who lived in there.
The water stop tap in our house stops the water in the annexe as well as ours.
Likewise.... if the annexe turns off its electric mains - Our electric is cut off.
The person who lived in the annexe passed away unfortunately and the annexe
Was repossessed with solicitors instructed to sell it.
I spoke to the Local council planning department because we were considering
whether to make an offer or not. They told us that as far as they were concerned
the annexe is still part of our building and wasn't given planning permission
to be anything other than our annexe for our own private use.
I have asked the selling estate agent / selling solicitor to investigate further.
As stated earlier - it is separated on the land registry - but no planning
Permission to separate completely has come to light yet.
So........
Would that mean that they can only sell back to ourselves??
Because its can only be used by ourselves without PP to separate.

The estate agent was very keen for us to make an offer. They have not
put the annexe on the market or put any for sale signs up. Which I thought was
a bit strange. They said if we made an offer they would give us first
refusal and chance to purchase before it went on the open market.
Again.... I thought that was a bit strange......
So here's my conspiracy theory :
They already know they have no choice other than to sell
back to ourselves - but they are trying to hide this fact - because that
Puts us in a very strong position obviously.

Would welcome your thoughts

ExtensionBuild Editor 28/03/2018 at 10:20 am

You may simply have to ask the council, if they say no, they may be able to help you with some alternative suggestions.

Joey 26/03/2018 at 1:10 am

Hi any information will be gratefully appreciated , I have a council house that I have had for some years my mother is now getting very unsteady on her feet and I really want to look after her l don’t have room in the house but wanted to either buy one of those flat packed build it yourself lodge or have one made or even have a caravan lifted into the back garden my garden is roughly 80 ft long x45 wide so lots of room for it but does anyone on here know if the council would say no due to myself not be the owner of the house?? Thanks

ExtensionBuild Editor 19/03/2018 at 10:41 am

It might be worth disputing especially as there are no bathroom or kitchen facilities.

SixOfOne 16/03/2018 at 10:30 am

Hi, moved into a property with an existing annex, which was 2 rooms. Living room and a bedroom. These were in a state of disrepair, we had this refurbished and my father-in-law moved into the annex. However, there is no kitchen or bathroom facilities in the annex and the front door was removed. As my father-in-law is an paraplegic amputee, we had modifications completed within the house to accommodate his needs. The council have listed this as a second property, although exempt from tax (on the annex). Is there a case here to dispute it as an annex or rather an extension? Due to the modifications we completed, we applied for a 50% discount on the main house, which was declined as he sleeps in the annex itself.
Is it worth disputing this?

Daisy 01/03/2018 at 3:58 pm

I have lived in and owned my house for 19 years, it is a mid terrace property that has a basement that was converted to a flat in 1977. I bought the property as one unit and it has one title deed that covers the whole property. I have always paid two separate council taxes and i do not dispute the councils right to charge this. However my council has introduced a 50% additional levy on second homes and they have classified my basement as a second home. In the regulations an "Annex forming part of or being treated as part of the main dwelling" is listed as an exemption but the council refuse to classify my basement as an Annex. I have always used the basement as part of my house never having let it, only family and friends have stayed in it.
I have struggled to find a definition of an Annex, the council do not accept that the Valuation Office guidance in their publication Council Tax, Council Tax Bands and Annexes is relevant.
Are you able to give me a definition of an Annex that I can use to persuade the Council that my basement is indeed an Annex?

Strider 01/03/2018 at 11:01 am

Hi, my sister and brother in law are going to have their garage which is attached to their house converted into an annex for us to go and live there, the garage which is single story will be extended to include - kitchen, bathroom, bedroom and living area all on one level. We are all over 65 and our reason for doing this is so we can all look after each other during the final years of our life. My question is , will the annex be classed as a completely separate residence so we have separate utility and council tax bills or will we have to share the bills . The annex will have it’s own access doors and is not and was not originally accessible through the house, it will be built with full building regs.

ExtensionBuild Editor 28/02/2018 at 12:25 pm

If it's the only kitchen it should be regarded as part of the main property. If the annexe section has its own kitchen and there is another kitchen in the main part of the house then it might be deemed separate for council tax purposes.

Apple 26/02/2018 at 11:38 pm

Would be grateful for some advice here.
We have a house with an extension converted from a garage to a separate lounge and a kitchen at the back done by the previous owner. The extension has a separate entrance from inside the porch. Now the Valuation officer is coming to inspect to check its in the correct CT band. Would the Valuation Office Agency rate this extension as "self-contained" when there is no shower/bathroom? Would they consider it possible to be "let" separately?

ExtensionBuild Editor 19/02/2018 at 12:36 pm

In general it will be exempt from council tax if it's not occupied and cannot be let separately from the main property (without breaching planning laws). So if it's just a room and a bathroom (i.e no kitchen), we don't see how it can be let out separately and therfefore shouldn't be charged extra council tax. Your local Valuation Office Agency should be able to clarify this for you.

MP 18/02/2018 at 4:44 pm

Hi, I've just bought a house with a 'granny annex' which is the converted double garage, it was only converted 18 months ago. The annex has got a bedroom, bathroom and kitchen and is accessible from the house hall way, as well as another external door. I've received a letter saying that we're going to have to pay a second council tax for this annex (band A). I've done a bit of research and although this was a surprise, it meets all the criteria of being charged 2 council taxes. We're not planning to use the annex as a separate dwelling, just a guest room and bathroom, so we're happy to remove the kitchen (or the cooker and feed cable as a minimum) and use it as a store room. Is this enough to make the house a single dwelling again and therefore pay just 1 council tax for the house as a whole. Any advice would be greatly accepted. Thanks

ExtensionBuild Editor 16/01/2018 at 3:37 pm

If the annex forms part of a single (the main) property and cannot be let separately from the main property it should be exempt from council tax.

Rich 14/01/2018 at 9:15 am

I am thinking of buying a house which currently has an annexe which is used as a separate living area for an elderly relative. If we bought the house we would knock through to make it part of the main house removing the separate kitchen. Would this then remove it from being a separate annexe with a separate council tax bill?

MilRob 22/12/2017 at 10:27 am

Please may I have your further advice having answered your questions asked on 28th Nov. Many thanks, MR

MilRob 06/12/2017 at 1:59 pm

Grateful for your further advice, after answering your questions. Thanks & regards, MR

MilRob 01/12/2017 at 5:58 pm

Our Response:
> Has the council assessed the annex as being liable for separate council tax?
Yes. It was assessed for CT separately by Council at the time that the conversion was completed. But we believe that we should have appealed this at the time.
> Is there a discount for unoccupation or family in the main house using it as part of the main living accommodation?
After the tenant vacated around May 2017 the Council gave a 1 month discount as unoccupied.
We could argue that it is now being used as overflow living accommodation and storage by our family.
Thanks your quick reply. MR

ExtensionBuild Editor 28/11/2017 at 3:20 pm

Has the council assessed the annex as being liable for separate council tax? Is there a discount for unoccupation or family in the main house using it as part of the main living accommodation? Sorry you need to make that clear before we can respond effectively.

MilRob 27/11/2017 at 7:29 pm

Grateful for your advice. I wish to appeal the assessment to Council Tax of our annexe on the following grounds.
• It is an integral part of the main house. It is a converted roof space above integral garage & other outbuildings accessed internally from the main house. It has its own stairway leading to its own front door.
• All its utilities are accessed via the services provided and paid for by the main house; including water, sewerage, electricity and heating oil.
• Access to its front door from the road is only possible over ground and security controls exercised from the main house.

The conversion was completed in late 2007, and was immediately let to a ‘housekeeper’ of the main house. The architect did not discuss with us whether its assessment to CT was in any way subject to interpretation or negotiation with the Council.

The annexe has been vacant since June this year, after offering the whole property for sale, as yet unsuccessfully. Changes in the recent Budget (and uncertain prospects for a quick sale!) mean we should try & get the Council to agree to drop the assessment.

Please could you advise what criteria Councils use to determine whether CT is assessable on such annexes, whether there may be other matters I may have missed which may help our case.
Many thanks, MR

ExtensionBuild Editor 21/11/2017 at 12:06 pm

Even though the council will regard an annex as a separate property for councikl tax purposes, splitting the properties into two titles with separate address for Land Registry purposes requires planning permission. We can't really advise you of the best way to handle your finances unfortunately as we don't have any authority to do that. You might be wise to seek the opinion of a financial adviser

Kettle 20/11/2017 at 3:12 pm

Hi, some advice needed please. We recently bought and renovated a property. At the time it was classed as a house with an annex. As condition of our mortgage we were told to remove the covered area between the old house and the annex, which was actually a 2 bedroom bungalow linked by an outside corridor. The house was in a really bad state, we removed the corridor and the bungalow is now only linked to the house with exsisting low level out buildings. When we tried to get more money to finish the project the valuers told us that the annex was now no longer an annex but a separate house. We pay separate utilities and council tax and to cover this have been renting it out on airbnb. What is the best course of action. Do we split the deeds and have two separate properties only one of which has a morgage or leave it as it is? I am worried about our morgage company not being happy and where we stand with insurance, liability etc etc...

ExtensionBuild Editor 08/11/2017 at 2:52 pm

If it is self-contained with its own living area as well as cooking and washing facilities and a toilet it is classed as a separate annexe for council tax purpose. It includes living accommodation physically separated from other accommodation and also living accommodation annexed to and sharing access with adjoining accommodation.

Yamin 07/11/2017 at 7:19 pm

We have had a two story extension built. Downstairs we have a kitchen diner with a sitting area. This replaced a smaller single story kitchen diner. In the original part of the downstairs we used the original kitchen as a utility room. It had the original electric connection for an electric cooker. We are thinking of renting out the old part of our house as an air b and b flat. It would have shared front and back hallways but comprise a bedsitting room (sofa-bed) a kitchen and a bathroom. Would such an arrangement be liable for a separate band of council tax and could we get tax relief with the rent a room scheme.

ExtensionBuild Editor 01/11/2017 at 3:08 pm

The Valuation Office may look at each case differently. In general if you've removed/changed a separate area of living accommodation you should contact the VOA. The VOA will only be able to remove a Council Tax band if the area or annexe has been sufficiently altered so that it could no longer be lived in separately.

utg1883 31/10/2017 at 9:36 am

I currently rent a room above a detached double garage at our property, i has been rented for last 15 years and the tennants have always been liable for council tax.
If i decide i no longer wish to rent, will i still be liable for the council tax if it remains empty ? Alternatively i would like to make available for my children (Aged 12 & 13) to use a s "Snug" / Homework / Chill out room ? Will i be liable for council tax if it is for our own sole familly use ?

ExtensionBuild Editor 30/10/2017 at 3:29 pm

You would need to check with your planning department, but if it had a fridge, kettle, bathroom and sleeping facilities, there's every chance you would need change of use consent. If you remove the facilities to have it changed (back) to a summerhouse in the future, we see no reason why that would not be possible, but again it's down to your planning authority.

Rob 30/10/2017 at 11:28 am

Hi there. Fantastic website!
I was hoping you might be able to assist with a few queries I have.

I moved out of my parents’ house because I had a child (she is now 6 months) and got married. I am currently renting. However, I no longer wish to rent and don’t want to/can’t afford to buy a house.

My idea was to move back to my parents but to get a log cabin the back garden. There are only 2 neighbours it might possibly affect, but I don’t think I will have any trouble with them.

1. Do you think I am likely to be able to prove it is permitted development if it has no cooking facilities (just a kettle and fridge for my brews) and I have to use the main house to cook? I would like the cabin to have a toilet, bath and we will obviously be sleeping there. I will also be able to prove that I still have a bedroom inside the main property with my stuff in it.
2. If the VOA deem that it needs to be banded for C Tax purposes; does this stick with you for life? If I was to turn it into a summer house eventually (a few years down the line) with no bedroom or maybe take the bath out could I get them out to look at it again? I am really conscious of my parents having a house with 2 council tax bands and how difficult that might be to sell it later down the line.

This is likely to be a semi-permanent thing. I will be living there for the next four years and saving and then we are likely to use it as a base whilst we do some travelling with our daughter.

Any advice would be much appreciated. I was originally looking at extending my parents property but it is very costly and I can get a properly insulated log cabin for about £10k that will do the job which we can turn into a mini house.

Many thanks and take care, rob

Boilingfrog 26/10/2017 at 12:34 am

Hi all,

the 3 bed house we bought had the adjoining garage converted to a self contained annex about 30 years ago. Upstairs is a 3 x 8 m room with kitchenette, downstairs same with shower room in an additional space 1.5 x 3 m.

The annex is accessible through a normal doorway from our dining room, but also has its own exterior access.

No planning permission was obtained and no records with the council exist.

As it is so long converted is there any risk going now to the council and asking them to certify it?

At present we use the annex as additional living space for our family, but clearly it is designed for inter-generational living or perhaps a lodger or au pair.

As the council basically don't know about it we're only paying council tax on the main house, but I don't really see why more should be paid anyway given its current usage.

I would like to try to get the house 'right' with the council as clearly it will impact the resale potential eventually as not everyone will take a chance as I have that no issues will arise. I wish I could get independent advice from an ex-council planner as to what might go wrong with 'coming clean' about the house as it is.

Phil 25/10/2017 at 8:27 pm

I currently own a detached house with a mortguage, I am considering building a small chalet bungalow for my wife and I to live in .The property has a very large garden so space is not an issue, the bungalow will share the services from the main house.When completed I intend to rent the main house out for an income.Can you I visage any problems with this scheme? Thank you

ExtensionBuild Editor 27/09/2017 at 10:41 am

It's worth seeking legal advice on this. A section 106 agreement can be discharged "by agreement between the authority by whom the obligation is enforceable and the person or persons against whom the obligation is
enforceable". You may have a case especially if you feel that the section 106 is unreasonable (it's only one dwelling and you own the access road so the infrastructure implications are tiny).

ExtensionBuild Editor 26/09/2017 at 12:04 pm

We don't have enough information really. What kind of planning consent was given for the initial granny annex. Was it a change of use etc?

Aly 25/09/2017 at 1:28 pm

What to do with an annexe when parents move/pass away. Although electric is shared, the annexe is detached from the main house, with a private lane (ours) separating the two. We have separate land registry titles but theres a section 106 tying the annexe to the house.
We don't want to move, but when it's no longer required for my parents what do we do with it? We don't particularly want to be landlords. We'd like to sell it but how easy is it to get the section 106 removed.

Marked 24/09/2017 at 9:47 am

Hi please help if you can.
I have a converted garage at the end of the garden that was granted conversion for a granny annex. My mother in law was in there during her cancer treatment. After she passed away I let a friend of mine stay in there and he is still there. There is no rent being charged as he was homeless.
The council is now saying that this is now not as the planning consent.
Can you help advise what I have done wrong?

Thanks

Mark

Scepticus 58 05/09/2017 at 1:16 pm

If I build a self-contained unit/annexe into/onto my present house for use by my 84 year old mother who is currently living in a rented house and receiving Housing Benefit etc., can I be classed as a landlord and legitimately receive her Housing benefit as rent at the appropriate rate for the premises provided?

Does being a relative in any way disqualify me from being a Landlord to my mother in annexe accommodation?

Scepticus 58

ExtensionBuild Editor 23/08/2017 at 12:18 pm

Which area do you live in> It seems different councils can charge different amount on second properties. In Wales in particular, a premium is often added for second homes, especially if they're empty. If you want to appeal, you should follow your council's procedure for doing so.

JR 21/08/2017 at 2:14 pm

I built an attached self contained annex to our main house with living space, bathroom, bedroom and kitchen with access from inside the main house and also outside the main house. The valuation office viewed the property and applied a separate council tax banding B, which was fine, and the house is separately banded for Council Tax purposes.Originally, the annex was built for elderly parents who have since passed on.
The Council have now applied a 25% increase to the council tax for second homes in the area and have included our annex, because they have now considered this a second home, although all the services to the main house are shared with the annex.
We are happy to pay both council taxes on the main house and the annex, but certainly cannot understand the Council thinking on charging the second home premium of 25% on the annex. Is this action correct? and what if we sell the house?

ExtensionBuild Editor 02/08/2017 at 9:38 am

Most councils include accommodation that cannot be "let" separately. In your case it's feasible that the property could be let out. Could you take out the kitchen temporarily? Other than that, you may need a planning consultant or legal professional to take up the case for you.

ExtensionBuild Editor 01/08/2017 at 12:04 pm

If it is self contained it will be liable for council tax. Some councils offer a discount for "empty properties" but this is not standard across the country so you should contact your own local authority for information.

Diesel 29/07/2017 at 2:33 pm

We converted a pigsty to a flat at the bottom of the garden with planning permission for my father-in-law in 2000. It has water and electricity and telephone via the main house and a soil pipe into the sewer in the lane at the back of the garden (so it doesn't have share the main house sewer). It has a kitchenette, toilet/shower and bed/sitting room. The council have refused to give us exemption T because they say it does not have a planning permission restriction that it cannot be sold separately. We get exemption W when my Mum, who is 92, moves in. It clearly could not be sold separately given I can turn off it's water and electricity at the house. We have a separate stopcock for the annex but no water meter, and a separate electricity meter and switch for the annex in the main house cellar but it shares the main house incoming electricity supply cable and there is only one electricity bill. My question is, short of asking a council official to try to live there with electricity and water turned off, how can I convince them that it cannot be sold separately to the main house and get exemption T after my mother dies?

WL 28/07/2017 at 6:03 pm

Hi

I have recently moved to house which has a converted outbuilding. We are looking to make this self contained for use as a holiday let. Would this be liable for additional council tax if it is not let out all the time?

thanks in advance.
WL

ExtensionBuild Editor 26/07/2017 at 11:55 am

Has your solicitor run a check with the local planning & building control department? Sorry it's not clear. This should clarify whether permission was granted or not. If planning permission was not granted and the seller can provide no evidence of a conversion date etc, there is not much you can do except to get a surveyor to look at it very carefully. If no planning permission was granted (and if it was required) originally, it may not need permission as it's been in place for 10 years. That doesn't help you with any details of how well constructed/building regs compliant the extension is of course; a good survey should help though.

Annex 19/07/2017 at 7:07 pm

We are in the process of trying to buy a home with a small old barn in the back garden which at some point has been converted to extra living accomodation. It contains a lounge, shower room, and upstairs a bedroom. The current owners have stated verbally that the original conversion was completed about 30 years ago and that they have fitted new windows, new different staircase and new shower room. They have been asked repeatedly (by our solicitor) for the past 8 weeks to supply written information about this and have as yet failed to do so. We have no evidence of any planning or building regs, or proof of when the conversion was done. Any advice on the implications if we went ahead with the purchase would be greatly appreciated.

Lulu 09/07/2017 at 11:50 pm

I had an old garage at the bottom of my garden which I knocked down and built a garden annexe,( which the council call an ancillary) .I got planning permission to build it.It has a lounge,bedroom,bathroom and utility room .I was not allowed a kitchen.The utilities run from the main house.I pay £150 council tax a month.My daughter lived in it for a while but now it's empty.I want to know if I can rent it as it has been empty now for over a year.

Bren 01/06/2017 at 12:33 pm

Adding to my last point, a test of "bricks and mortar" has been used by courts in deciding that an annex still exists once the kitchen is removed, saying that the zone is capable of being self contained by virtue of bricks and mortar (having its own front door - perversly does not related to the rest of the house - see my last post). These days three story houses may have a fire door on the landing as part of health and safety regulations. That in many cases makes a bricks and mortar case for the top floor being deemed an annex.

Yet another point, when first installed, the annex attracted only 50% council tax when empty and since the rest of the house had had a banding reduction due to the reduction in size, the total council tax was not alot more than as a single property. Now the charge is 100% and could be more.

Bren 01/06/2017 at 12:23 pm

I have an annex on the top floor of our three story home. We have not let it in over ten years because of young children in our family being exposed to strangers and of the loss of privacy in general - a lodger/tenant or holiday maker would have to come past our bedroom and toilet doors. The annex is self contained though we have always reserved the right to enter for access to the loft.
The point, I want to make is that when I asked, "Trading Standards" a few years ago (considering living abroad for a while), they said that I could not describe the rest of the house as self contained if I wanted to let it. However, the local authority take the contrary view.
A question is, what will HMRC consider it to be when selling for the purposes of capital gains tax?

ExtensionBuild Editor 30/05/2017 at 12:37 pm

In general where there has been a breach of planning control relating to the change of use of any building to use as a single dwellinghouse, no enforcement action may be taken after the end of the period of four years beginning with the date of the breach. In the case of any other breach of planning control, no enforcement action may be taken after the end of the period of ten years beginning with the date of the breach. If you cannot prove the bulding has been used as a dwelling for the past four years then it may be difficult to avoid enforcement. Indeminty insurance might help but you'd need to seek advice from a professional before proceeding.

Pete 27/05/2017 at 4:05 pm

We extended our detached garage and turned it into an Anex with its own front door 8 years ago it has a bedroom a bathroom & kitchen all without planning permission is it too late for them to tell us to knock it down and should we get something called indemnity insurance? And could we let it out now. I would love an answer thank you

Sharon 26/05/2017 at 12:17 pm

We converted part of our detached garage eight years ago into an annex with a kitchen-lounge with separate bathroom and a bedroom for my partners children to stay in when visiting. They've grown up now and don't really stop over so we want to rent it out. Can we do that and what is the procedure be with council tax & planning? Thank you

Chrissie 30/04/2017 at 1:05 am

We are thinking of purchasing a bungalow that has an attached self-contained annexe with bedroom, kitchen, bathroom and living room. It has its own front door but is also accessible through one of the bedrooms. If we take out the kitchen, which we will not need, will council tax still be payable? I believe that council tax is paid on it at the moment. We intend to use the annexe purely as additional living space for ourselves.

TB 12/04/2017 at 2:42 pm

We built a self contained annex 12 years ago my parents occupied it until recently and it was exempt from council tax because of their age. when it became unoccupied at xmas the council told us that as it couldn't be rented out or sold separately it would be exempt under class T( Empty- annex to an occupied dwelling. We had to empty it, I've read that I can pay half the council tax and use it for sole family use as part of the main house but council are telling me no unless some one lives there I can't use our annex at all. Can you advise me?

ExtensionBuild Editor 12/04/2017 at 12:21 pm

Check this out with your local council or your valuation office. A 50% discount should be available for properties with self-contained annexes occupied by family members.

Orman77 10/04/2017 at 9:12 pm

I have done an extension which is called annexe. We already had planning permission from the council. Inside we have one bedroom and one bathroom. The kitchen and living room consists in the same are. It also has a separate entrance because my son lives there. The council tax was £1728. I already pay £1900 for my house. I want to ask if that price is normal for a small annexe because it seems considerably high. Thanks

ExtensionBuild Editor 23/03/2017 at 2:08 pm

Yes it's likely the log cabin will require its own Council Tax banding if it's to be used as separate accommodation. You will also need planning permission for this.

Jam103 22/03/2017 at 5:03 pm

My mum has just had a log cabin built in her garden. It is for her use and we will be having the main house. The utilities run off the main house. Is this classed as an annex and will she be liable for Council Tax. She has registered it with the council, it has it's own name but shares the address and entrance with the main house, i.e. its address would be for example, Cabin, Main House, Road etc. She has not heard back from the council yet.

Matt 20/03/2017 at 1:50 pm

We're hoping to buy a house and convert its garage (which is part of the main building and accessible from the rest of the house) into a self-contained living space with shower room and kitchenette to rent out. This would involve replacing the garage door with a front door and window. Are there any pitfalls we need to look out for? Would there be council tax implications?
Thanks!

Deb 07/03/2017 at 8:59 am

Hi,
I'm in the midst of converting part of my property to create a separate living space for my 85 year old mother. The plans State 'the annex is to be occupied only in conjunction to the original property, and shall not be let, sold, or used as a separate living space'.
The space consists of a lounge, kitchen, bedroom and bathroom. It has its own entrance, but there is an internal doorway connecting the annex kitchen, to the main house kitchen.
My question is whether we can charge my Mum rent under the rent a room scheme? Also, she currently gets help with her rent from the local council, would she be able to continue to get this help? Would these arrangements cause the council to reassess the type of use?
Many thanks

JM 04/02/2017 at 7:56 pm

We bought a property with a barn conversion which is attached to the main house via a utility room. We were provided details from planning and building regs it was all signed off as integral to the main house. However, both parts of the property can be and we're used independently by the previous owners as both are self contained. Council tax was only ever charged for three decades as a single dwelling but last week we received a letter from the VOA stating we have an annex and now have to pay two council taxes. First time in its history since the conversion in the 1980s and upgrade in 2010 for an additional bedroom. As we have no choice in the matter we might as well holiday let to pay for it!! If we keep to no more than 90 days we understand we don't require any change in planning permission - is this correct? Or should we still do a pre app for change of use? Feedback please.

Moggie 24/01/2017 at 2:49 pm

Hi

If you split a house or bungalow in to two separate dwellings do you have to separate the utilities for legal or mortgage purposes as I have been told that until they are separated it would not be a freehold property and so will be unmortgagable.

Woodlandfolk 14/01/2017 at 11:12 pm

Our house was built on a slope in 1971 with 2 storeys on the South side and a partial lower storey apartment facing North. All power (gas & electricity) water and sewerage is supplied to the building via the North-facing ground floor 'apartment' which we use occasionally to accommodate friends or family and, although we pay separate council tax, this space has never been let on a commercial basis. We're hoping to downsize but we were shocked to hear that our 'extra accommodation/granny flat' (which we've always seen as an asset!) is suddenly a hellish curse for potential buyers!?
Many thanks - all advice will be appreciated!.

Ma larkin 02/01/2017 at 7:33 am

We live on a small holding, in a log cabin, which is an annexe to the main house. Our cabin is 3 bedroom with full kitchen/bathroom etc. It is a completely separate building to the main house....with its own enclosed garden. My dad lives in the main house, and myself, husband and children live in the cabin. The cabin has been here for 12 years. We have own electricity and water, with separate bills. Own driveway. 5 years ago my dad gave us the land to the small holding and to which the cabin is built on, but kept the land yo his house and garden. So we own the land to the cabin, however the cabin itself is still 'part' of the house. We would now like to separate the cabin from the house, so it is its own property. Initial enquiries to council have come back negative, as they say it would be classed as a new build in the countryside.... Is this worth pursuing do you think, or will it never be separated?! Thanks

ExtensionBuild Editor 08/12/2016 at 1:53 pm

Is this a clause in the title deeds or a condition of planning permission?

Pete 07/12/2016 at 12:01 am

Hi we are looking to purchase a semi detached property that has an annexe at the bottom of the garden with its own kitchen, bathroom. Permission is currently being granted to use the annexe as a family unit so an elderly relative can live in there however we would quite like to let it out to earn money from it. The title deeds say we can only hold one family member in there although we may be able to put a lodger in there instead, the only trouble we have is there is a rule to say the annexe mustn't have a kitchen and the lodger must have access to ours in the home.

Are there anyways around this rule as it seems silly ripping the kitchen out and a longer walking up our garden to share ours...

Gmb27 27/10/2016 at 7:01 pm

Hi folks,

Looking for a bit of advice - I'm interested in buying a semi detached house which has a self contained flat in the basement that the owner created for their eldest. I've since discovered this attracts its own council tax fee, as a flat. I have no interest in having a flat and want to use it as a kids play room. It has a kitchenette, shower and lounge (currently with a bed) and the access is from a door opening in to the garden.

Can anybody advise me on what I would need to do in order to return it to a room in the house, as far as the council tax is concerned? I would like to keep the shower if possible.

Thank you!

ExtensionBuild Editor 25/10/2016 at 2:37 pm

You may require planning consent as you are changing the use of the building by the addition (or dividing part of the existing property off) of a completely separate living accommodation.

Annex7 24/10/2016 at 3:10 pm

Hi

I am looking at converting part of my house into an annex for my a relative (over 65)

The annex utilities (oil heating, electric, water) will remain as one with the main house.

The annex itself will have its own external access and will not have any internal access to the main house and will consist of:

1 x Kitchen
1 x Living area
1 x Staircase
1 x Bedroom
1 x Bathroom

I am wondering if planning is required as there will not be any extension, the property is in South Wales not sure if this impacts the planning implications.

Thanks

ExtensionBuild Editor 30/09/2016 at 11:41 am

If you have evidence that you've contacted the council and informed them you are no longer using the buildings as holiday lets then it doesn't sound as though they can. Was the permission you applied for from the council, actually change of use planning permission? If so there will be a record of this.

Pingu 29/09/2016 at 12:51 pm

We have just moved to a property that has a separate buildings divided into three holiday lets. Planning permission prevents anyone living there for more than 30 days.

Before moving we obtained permission from the council to not run a holiday lets business, and instead use the building as storage, a gym, and for visiting guests.

We have now been approached by the council to pay secondary, and tertiary council taxes for the previous holiday lets.

Given that planning permission prevents continued occupancy, can they do this?

Many thanks,

Jon

smanfaa88 21/09/2016 at 3:28 pm

We have an extension on the side of our house that was built years ago with planning permission. we want to convert the extension into an annex with an interconnecting door to the rest of the house for my mother to live in. the annex will share services but have its own kitchenette and bathroom and separate access.
where do we stand with council tax and planning permission?

Jen 04/09/2016 at 2:34 pm

I live in a detached house with a detached Annex. It shares all amenities with my house, water elec etc and until last year rates were included with my house My property is Council Taxed as a 4 bed-roomed property, but that is only with the Annex included, the main house is 2/3 bedrooms. My carer lives in the Annex, and resides here in lieu of rent for services to me since I suffer Cancer. Previously my daughter lived their but her job took her abroad and she arranged for carer for my needs. The Council have insisted that I pay Council Tax for the Annex extra to my Council tax, Now I have 2 amounts of rates I am 76 and this is causing hardship. What is your advice.

G man 30/08/2016 at 12:43 am

Hi
This might be a tricky one.
I rent a room in a house as a lodger. No problems there. The owner has said I can build some dog kennels and rescue dogs and rehome them. I would be a registered charity. Next to the kennels there is a garage building. I would like to turn this into an area for potential foster owners to come and stay for a night with a dog before it was placed in its new home. It would be rent free, and very rarely occupied. There wouldn't be a separate kitchen, but the area would incorporate a small place to prepare food and drink, and there is a toilet there already.
What should I do?
Thanks in advance

Tony 17/08/2016 at 8:07 am

Hi,
I converted garage inin to a 2 story attached to the main house. It was built with planning permission as an extension. I have now built a small kitchen, put a small staircase to go to the room and closed 2 enter emcee from the main house. There is a separate access to it from the back.

Do I need council permission to rent it and also do I need to pay council tax?

Thanks for the reply in advanced.

ExtensionBuild Editor 01/08/2016 at 10:30 am

You cannot be held responsible for someone else's rental income, but it might be worth questioning the council tax element with your local authority to make sure it's being paid and to find out whether you're responsible (if it's not memtioned in any lease agreement).

Corks 31/07/2016 at 9:55 am

We rent an annexe (self contained, seperate entrance, full 2 bed home) from a family Member & are fairly sure he isn't declaring his rental income or has registered the annexe as a separate property for council tax purposes.

As the tenants could we be in trouble for this?

ExtensionBuild Editor 16/05/2016 at 2:19 pm

You could try contacting the council and asking them what your council tax should be. You'll soon find out if the properties are separately registered.

Molly 13/05/2016 at 4:22 pm

My landlord rents out the two Annexes adjoined to his property. He refuses to give us a copy of our Council Tax or the Council tax number. I suspect he's not paying separate taxes on this. What should I do?

ExtensionBuild Editor 05/04/2016 at 10:41 am

If it's clear that it is part of your property and cannot be used as an independent residence then you should not have to pay additional council tax. Note if it's classed as an extra bedroom - extra council tax might apply after you've sold it (so make a note about what to say in the sales description if you ever sell).

ExtensionBuild Editor 05/04/2016 at 10:25 am

To be classified as a separate dwelling for tax purposes, annexes must have independent access, but can still be physically part of the same building and the annexe itself must be valued at £40,000 or over and be able to be sold as a separate residence.

ExtensionBuild Editor 04/04/2016 at 11:37 am

No it doesn't sound as though this would be permitted. The best way to find out would be to check with your planning department.

Mo 02/04/2016 at 12:26 pm

We have a granny flat over our detatched garage, converted for my aged father 12 yrs ago, it is self contained. He died in 2005 and we have just used it as addition accomodation when friends or relatives stay, and the kitchen area as my art studio. I was concerned reading about the possibility of having to pay separate council tax for it? No one has contacted us.If we remove the kitchen,( remove the fitted cooker and hob so no cooking can be done) and just leave the sink and worktop for use washing my art stuff, would it then fall outside of these regs? Looking at our planning documents it says it can't be separate for main property, use for granny flat for elderly relative. Thanks Mo

Bigcahoonas 02/04/2016 at 10:33 am

We have a separate annex but upstairs is restricted head room. It's exempt from council tax as band b rateable value £180000. It's currently used for storage and was a gym. It can't be sold or let separate from the main house. With the new tax law for additional 3% stamp duty for people with an annex, we assume this wouldn't affect us. How can we find out for sure? It has a kitchen, toilet shower, own electric fuse board but linked to our house. It has central heating too. We are concerned if we sell our house buyers will be put off due to the annex. What are our options or do you believe it wouldn't affect us. Thanks

Ben 01/04/2016 at 11:06 am

Hi, I have a house with a separate annex. The annex is not joined to the main home. My relative lives in the annex and I would like to rent my house. The planning office want both buildings to be considered as one property always. Can I rent my house and leave my relative in her home ( the annex) with a agreement to share the garden?

Dax 21/02/2016 at 7:38 pm

Thanks very much for the helpful info. Not been able to find site again til now!
Have taken a few measurements and will try to find someone to help as am pretty sure I will need planning permission

ExtensionBuild Editor 11/01/2016 at 12:31 pm

Speak to your local planning officer to see whether permission would be needed. If it is, then you will need to get an idea of the size etc & some basic drawings in order to apply for planning permission. You should get some recommendations from friends, neighbours etc and find someone a builder who will be able to help with design and plans etc.

Dax 10/01/2016 at 8:55 am

Hi. I want to extend parents bungalow to make extra room for living area/shower room. Where do I start? Thanks Dax

Sarah 19/12/2015 at 11:05 pm

Heya we've just moved into a property, with the parents and now the council are saying we have to pay 2 x council tax ?? Yes there is 2 kitchens but we live as a family, do you think we should object to it? Tia

ExtensionBuild Editor 29/07/2015 at 11:38 am

@TommyB. Speak to a local planning officer, they'll be able to tell you if it falls under permitted development or whether there are any local conditions in place that would render it more likely to be declined.

Tommy B 28/07/2015 at 8:53 am

Hi,

Good article. I'm buying a house with an annex to the side of the house, but set towards the back. I want to extend the footprint either up or at ground level and I was wondering that assuming there were no visual impacts with neighbours (as it is secluded etc), could the council object, considering it is already inhabited under an existing 1990's planning consent?

If we believe that there is no chance of getting this through we don't want to risk buying the property.

Regards

Tom

ollie 27/06/2015 at 2:09 pm

if you are buying a house with an annexe on it already and you did not want to rent it out anymore what would you have to do to it

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