London Home Improvement Planning Checklist: Steps Before You Start

**1. Confirm planning status:** ✓ Is the work permitted development (PD) or does it require full planning permission? ✓ If PD — confirm the specific PD criteria apply to your property (no Article 4 direction removing PD rights; not in a conservation area for works that conservation area PD rules exclude; property is a house not a flat) ✓ If planning permission required — has it been granted? Is the decision notice in hand and is the permission still valid (typically 3 years from date of decision)?

**2. Understand planning conditions:** ✓ Read the planning decision notice carefully — are there pre-commencement conditions that must be discharged before work starts? (Materials approval, archaeological watching brief, drainage scheme approval, etc.) ✓ Conditions not discharged before start may invalidate the permission or attract enforcement action

**3. Lawful Development Certificate:** ✓ For significant PD works (especially loft conversions and rear extensions), consider obtaining a Lawful Development Certificate (LDC) from the LPA before starting — this provides documentary confirmation that the works are lawful and is helpful for future sale

**4. Conservation area and listed building status:** ✓ If in a conservation area — are any of the proposed works outside what conservation area PD rules permit? Do you need Conservation Area Consent or Listed Building Consent? ✓ If in a listed building — Listed Building Consent must be obtained before any works that affect the character of the building, including internal alterations

**5. Party wall:** ✓ Do any works trigger the Party Wall etc. Act 1996? (Works to a shared party wall; excavation within 3m of a neighbouring foundation; new structure on or near the boundary) ✓ If yes — serve the appropriate notice(s) in the correct form with the required notice period (2 months for Section 2 / 6 notices; 1 month for Section 1) ✓ Do not start notifiable work until either you have received consent in writing from all adjoining owners, or a Party Wall Award has been made

**6. Rights of light:** ✓ Are there any rights of light issues? (Adjoining buildings that have historically received light through windows overlooking your proposed extension — see specific guidance on rights of light) ✓ Consider whether insurance may be appropriate if there is a risk

**7. Covenants and restrictions:** ✓ Review the title register and title plan for the property — are there any restrictive covenants that limit building works? ✓ If yes, seek legal advice before starting work

**8. Leasehold considerations:** ✓ If the property is leasehold — does the lease require landlord's consent before carrying out alterations? ✓ Has consent been obtained in writing and is it reflected in a licence to alter?

**9. Building Regulations:** ✓ Have you appointed a Building Control body (LABC or Approved Inspector) and submitted the required application (Full Plans application or Building Notice)? ✓ If Full Plans — has the application been accepted and (ideally) approved before work starts? ✓ Building Regulations for most works cannot be complied with by notifying after the fact — inspections during construction are required

**10. Structural engineer:** ✓ For any works involving load-bearing wall removal, new openings, structural beams, foundations adjacent to existing structure, or loft conversion, structural engineer input is required ✓ Do you have structural calculations and drawings from an IStructE-registered structural engineer? ✓ Have these been shared with the Building Control officer?

**11. Drainage and sewer build-over:** ✓ Is the proposed extension or excavation within 3m of a public sewer? ✓ If so, a build-over or close proximity agreement from Thames Water (or the relevant sewerage undertaker) is required before work starts

**12. Contract and scope:** ✓ Do you have a written contract with the contractor that specifies: the works, the price, the programme, the payment schedule, what happens if variations are required, and dispute resolution? ✓ Never start work on the basis of a quote and a verbal agreement alone ✓ At rcbGroup, a written scope of works and contract are issued before any work begins — the contract protects both the client and the contractor

**13. Deposit and payment schedule:** ✓ Is the payment schedule staged in a way that reflects project progress? (A large upfront payment before work begins is a risk; payments should broadly align with completed stages) ✓ Is the schedule documented in the contract?

**14. Insurance:** ✓ Does the contractor hold valid public liability insurance (minimum £2M, ideally £5–10M) and employer's liability insurance? ✓ Request certificates before work starts — not verbal assurance ✓ Inform your buildings insurer that building works are being carried out — some policies are suspended or require amendment during major building works ✓ Consider whether a structural warranty is appropriate for the works being carried out (see separate guide)

**15. Pre-start photos and condition record:** ✓ Before any work begins, take dated photographs of: neighbouring properties (especially party wall structures), the existing property condition, any existing defects, and any existing finishes being retained ✓ This record protects both client and contractor if disputes arise about what pre-existed the works