Two Victorian terraced houses on a London street, one painted white and one in yellow stock brick, with bay windows
Floor plan drawings, pencil sketches of a house, a scale rule and a protractor spread across a desk
Photo: Tima Miroshnichenko / Pexels

Landlord reports · London & home counties

Landlord reports in London, from £355

Feasibility, licensing, fire and maintenance reports for landlords and buyers of rental property.

Get your fixed feeFFP-01 · Rev A
Our fixed fee£795
Council fee, paid to your council£548
Our fee + council fee£1,343
CoverageAll 33 boroughs

Householder application fee, paid to your council at submission.

Plus the Planning Portal's own charge if the application goes through the Portal: up to £149 including VAT, depending on the application type, and some types have none (source).

Get this fee in writing

or email hello@fixedfeeplans.co.uk

No obligation. Nothing is sent until you ask; your enquiry comes to us and nowhere else.

Starts at£150
Boroughs33/33
Stages5

Photo: Huy Phan / Pexels

Fixed fee, in writing

Tell us about your project

Send the postcode and what you want to build, and add photos or old plans if you have them. We reply with the fee in writing and the payment stages set out in full.

Ask for your fixed fee in writing

Name and email are required. Everything else helps us price it, but is optional.

Your enquiry goes to us and nowhere else. It is never syndicated or sold. See our privacy notice.

Landlords and buyers of rental property usually need one of two answers first: can this house be an HMO, or can it be split into flats. Our feasibility reports answer each from the council's own rules, from £355, before you buy or pay for drawings. The licensing and fire reports follow once the use is settled.

No.ReportCouncil feeOur fee
01
HMO feasibility reportCan this house be an HMO? Article 4, licensing, room sizes and amenity, checked before you buy.
Nonefrom £355
02
House to flats feasibility reportCan this house become flats? The council's conversion policy and space standards, checked first.
Nonefrom £355
03
HMO or selective licence packThe floor plans and room schedule an HMO or selective licence application asks for.
Nonefrom £475
04
Fire strategy planEscape routes, detection and fire doors drawn for an HMO, a conversion or a loft.
Nonefrom £425
05
Home adaptation feasibility reportA visit and report on adapting a home for access, and the consents each change needs.
Nonefrom £415
06
Planned preventative maintenance reportA visit and planned maintenance schedule for a rental property or block.
Nonefrom £435

“From” marks a floor: each report's page says what moves the fee. Every fee is also on the price list.

A plain single bedroom with a white-covered single bed, a desk and grey office chair beside a pale curtain, on a wood-effect floor
A licensed HMO bedroom is measured against minimum floor areas, so every room on the plan carries its area.. Photo: Mateusz Pielech / Pexels.

In what order should a landlord get these reports?

Feasibility first, because it decides whether the rest are worth paying for. If the use works, the HMO drawings or flat conversion drawings follow, then the licence pack and the fire strategy plan. The maintenance and adaptation reports are for a property you already let.

A long street of red-brick Edwardian terraced houses with gables and bay windows, one with a letting board outside, cars parked along the kerb
Rented terraces like these are where HMO licences apply.. Photo: Bill Boaden / Pexels.

Answer the use question before you buy

Planning and licensing are run by different teams at the council. A feasibility report reads both for your street, so the price you pay reflects what the house can legally be.

Photo: sludgegulper / Openverse, CC BY-SA 2.0

Answers

Landlord reports: questions

Do I need planning permission to turn a house into an HMO?
For a small HMO of three to six unrelated people (use class C4 in the Use Classes Order 1987), not usually, unless the council has an Article 4 direction that removes the right, as many London boroughs have. A large HMO of seven or more is outside class C4 and needs planning permission. The HMO feasibility report checks which applies to your address and whether the council's licensing scheme covers it.
Is an HMO licence the same as planning permission?
No. A licence comes from the council's housing team and covers room sizes, amenities and safety; planning permission comes from its planning team and covers the use. A house can need both, so we check both before you commit.

Start with £150

Your fixed fee is already on this page.

Tell us the postcode and what you want to build. We confirm the fee in writing and book the survey.

Get my fixed fee020 7131 9703
01
Measured surveyWithin five working days
£150
02
Existing drawingsThe building as it stands
£175
03
Proposed drawingsYour scheme, revised until right
£225
04
Planning application packForms, statements, OS plans
£125
05
Submission and agent servicePortal submission, queries handled
£120
Total, planning application£795
Get my fixed fee