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

Reports · London & home counties

Planning, flood and landlord reports, from £19

Each report a council, a lender or a buyer asks for, with its fee on the page and what it covers. Pick one below, or ask us which one your project needs.

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.

Fixed Fee Plans publishes 23 reports in three groups: planning reports for applications and purchases, flood risk and drainage reports, and landlord reports. The lightest is a constraints report at £19, which tells you which of the others you need.

Planning reports

The written documents a planning application, a purchase or a pre-application meeting needs, each at a published fee.

No.ReportCouncil feeOur fee
01
Planning appraisal reportPlanning appraisal of a property before you buy: history, designations and what you could add.
Nonefrom £185
02
Planning statementThe policy case for flats, HMOs, new homes and changes of use, set against the local plan.
Nonefrom £295
03
Heritage statementSignificance of the listed building or conservation area, and the effect of your works on it.
Nonefrom £565
04
Design and access statementDesign rationale and access, for clients who already have their drawings.
Nonefrom £235
05
Planning constraints reportConservation area, listed status, Article 4, flood zone and trees for one address.
Nonefrom £19
06
Pre-application advice requestA pre-application pack and request to your council, and the meeting if there is one.
None£245
07
London Plan fire statementThe London Plan D12 fire safety statement for a minor or householder application.
Nonefrom £125
08
Community Infrastructure Levy formsCommunity Infrastructure Levy forms, free with every planning service.
Nonefrom £49
09
Retrospective planning applicationAn application for work already built, from the as-built survey to submission.
£548 to the councilfrom £475 drawings + £150 survey (£625 total)
10
Discharge of planning conditionsDetails and drawings to discharge conditions on an approval, up to three per pack.
Nonefrom £325
11
Planning amendmentA non-material or minor material amendment to an approved scheme.
Nonefrom £285
12
Certificate of lawfulnessA lawful development certificate proving a proposed extension or loft is permitted development.
£274 to the councilfrom £545 drawings + £150 survey (£695 total)

Flood risk and drainage reports

Flood risk assessments, sequential tests and drainage statements for extensions, basements and new homes.

No.ReportCouncil feeOur fee
01
Flood risk assessmentA flood risk assessment for an extension in Flood Zone 2 or 3, to the Environment Agency's standing advice.
Nonefrom £375
02
Basement flood risk assessmentFlood and groundwater assessment for a new or extended basement.
Nonefrom £570
03
Flood risk sequential testThe sequential test for new homes or a change of use in a flood zone.
Nonefrom £570
04
Drainage strategy reportFoul and surface water drainage strategy for one or more new homes.
Nonefrom £570
05
Sustainable drainage (SuDS) statementA sustainable drainage statement for an extension or a new home.
Nonefrom £295

Landlord reports

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

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 person seen from above placing small white model buildings on a hand-drawn site plan, beside a case of compasses and pencils
A site plan is the base of a certificate application: the red line and every building on it must be exact.. Photo: Ron Lach / Pexels.

How do I know which report I need?

Start with the address. The council's validation list, the flood map and the designations at the site decide most of it, and our permitted development checker tells you, free, whether you need an application at all. If you do, the report pages above say when each one is required and what it must contain.

A terrace of dark Georgian brick houses with white sash windows, black railings and a red cargo bike outside on a London street
A Georgian terrace: a constraints check shows whether listing or a conservation area applies.. Photo: Richard Symonds / Pexels.

Every fee on the page before you ask

Each report lists what it covers and what moves the fee. Ask us which one your address needs and we check the council list first.

Photo: Kindel Media / Pexels

Answers

Reports: questions

Which report does my planning application need?
It depends on the site and the council. A conservation area or listed building brings a heritage statement, a flood zone brings a flood risk assessment, and London councils ask for a fire statement under London Plan Policy D12, or a short reasonable exception statement for a householder scheme. Each council's validation list sets the rest; we read it for your address before we quote.
Are the report fees fixed?
Each fee is published and confirmed in writing before we start. Where a fee says "from", the report page says what moves it, such as a site visit or a larger property. Council fees, where any apply, are paid to the council and shown apart.
Can you write a report for drawings someone else made?
Yes. Most of our reports work from your existing drawings, the address and the council records. If the drawings need changing to match the report, we say so and quote for it separately.

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