Property risks
Planning & constraints — explained
Planning permission, building regs, Article 4 directions, conservation areas and listed buildings — what you can and can’t do.
In OfferCheck this is the Planning & Constraints component (15% of the PropertyCheck IQ), sourced from planning.data.gov.uk.
Check a property’s risks →Questions buyers ask
What's the difference between planning permission and building regs?
Planning = allowed to build; building regs = built safely, evidenced by a completion certificate. You need both.
The extension has no building regs paperwork — problem?
Possibly; options are indemnity (risk cover), regularisation (proper fix), or a Lawful Development Certificate.
Can the council make me demolish unauthorised work?
Only within the enforcement window (generally 10 years for post-Apr-2024 breaches in England).
What is indemnity insurance for missing consent?
Cheap cover for enforcement risk; it doesn't make the work compliant.
Will nearby development affect my value/view?
Check pending applications nearby; large schemes can affect outlook and parking.
Can I convert to an HMO in an Article 4 area?
Not under permitted development — you'd need planning permission, which may be refused. Check before buying.
Does Article 4 stop me extending?
Only if the direction covers extensions — read its scope; many target HMO use.
What is an Article 4 Direction?
It removes specified permitted-development rights, so certain changes need a planning application.
Can I replace the windows in a conservation area?
Usually only with consent and matching materials (e.g. timber sash, not uPVC).
What can I change in a listed building?
Almost any character-affecting work needs Listed Building Consent; unauthorised works are a criminal offence.
What do Grade I / II* / II mean?
Levels of importance; all need consent for works, with tighter scrutiny for I and II*.
Someone altered the listed building without consent — my problem?
Potentially yes; liability can transfer to a new owner. Get legal advice.