I want to build a shed office: Will it add value to my home and do I need planning permission?

I want to build a work from home office in our back garden. My husband and I are frequently working from home and it gets rather distracting as both our jobs require a lot of conference calls.

Having searched online it looks like we can get something relatively decent for about £5,000. Does that sound about right? 

My other concern is whether we need some form of planning permission.

It would be great to get electrics and potentially even plumbing out there, but I’m assuming this is where costs will start to spiral?

My husband seems convinced that it will be a good investment and will add value to our home. However, I am worried it will take up quite a lot of our garden and do the exact opposite. Our garden is 12 metres long and five metres wide.

Working it out: Our reader is worried about whether they will need planning permission for their garden office and  concerned it might end up lowering their home’s value

Ed Magnus of This is Money replies: Garden offices (also known as shoffices) became all the rage over lockdown as people adapted to working from home.

The phenomenon of working from home hasn’t gone away, either. Many businesses continue to allow their employees some flexibility in this regard.

Almost two in five Britons work from home at least some of the time, according to a recent survey by the comparison site Finder.

This means a garden office may well appeal to a future buyer and therefore could add value – in theory.

But it depends on the type of office you build. A fully insulated, heated and wired office is very different from a souped-up garden shed.

How much does a shed office cost? 

You mention you have found something online costing £5,000. This sounds like it may be in the more budget range of shed offices. 

On average, a purpose-built garden office costs between £9,000 and £10,000, according to the tradesman site, MyJobQuote.

But a basic version can be done more cheaply. According to the find-a-trader website, MyBuilder, a small wooden cabin can cost around £1,500, albeit there will be extras like clearing and preparing the ground and the total cost may rise to around £3,000.

Investment: A purpose-built garden office can cost anywhere between £1,500 and £20,000

It sounds like you may be aiming for something a little more advanced than this, particularly if you want electrics and plumbing included. 

Off-the-peg garden offices made from timber frames, which have added insulation and proper doors and windows, tend to be more expensive.

If you’re looking to keep costs low, a small unit of around 2m x 2m may cost around £4,000, according to MyBuilder. Laying foundations and connecting electricity may take this price to around £6,000.

Bespoke garden rooms made to your exact requirements, and using features like floor-to-ceiling glazing, cedar cladding or bifold doors will push prices to at least five figures. 

Whatever you decide, check whether it includes electrics or plumbing as part of the overall cost.

If not, an electrician will need to install the cabling from your home to the office. The cost of the installation will be around £600 to £1,000 for an average-sized garden, according to MyBuilder.

You may also need to hire a landscaper or gardener to dig a trench for the cables.

Connecting to the water supply will also likely mean digging a trench, with pipes that run from your home to the garden office. 

If you want hot water, this may require fitting a small hot water tank. Both of these can cost around £500, according to MyBuilder.

Do I need planning permission for a shed office?  

In terms of planning permission, a garden office will typically fall under what is known as permitted development rights.

This means you can usually avoid a traditional planning application unless your home is either listed, or located within a protected area. 

It’s always worth checking with your council’s planning office first, however.

Rights or wrong? Under permitted development rights, the highest point must be no more than four metres if it has a dual pitched roof, or three metres for any other type of roof

Within permitted development rights there are also certain rules to be aware of.

First, the eaves of the building must be no higher than 2.5 metres, whilst the highest point must be no more than four metres if it has a dual pitched roof, or three metres for any other type of roof.

Second, the floor area must not exceed 15 square metres – otherwise you may require building control sign-off to show the structure fits within building regulations.

Third, a garden office cannot contain a sleeping area and must not be used as a separate dwelling unit.

Fourth, a garden office would only fall within permitted development rights if the building doesn’t cover more than 50 per cent of the existing outside space. 

To slightly complicate matters this 50 per cent rule is backdated to also include any extension or outbuilding added since 1 July 1948, so you’ll also need to consider any past extensions made since then.

Fitting addition: A shed office is allowed if it does not take up more than half the outside space

Finally, any structure with plumbing and electrics will also require building control sign-off.

Building regulations cover things like fire safety, sound, ventilation, drainage and waste disposal among other things.

As with anything it is always best to consult with a professional to seek advice on planning matters.

To provide further advice, we spoke to James Perris, a director at De Villiers surveyors and Matt Thompson, head of sales at Chestertons estate agents.

Will they need planning permission? 

James Perris replies: Whilst in most cases planning is not required, there are sometimes restrictions, for example in conservation areas or close to listed buildings, so it is always worth making enquiries of the planning department at the local authority before you buy.

It will certainly need power and if you are putting in plumbing or a WC then it becomes more complex and you will need building regulations sign-off. 

The installer should advise you further in these areas as it will be dependent on the model you buy.

Will it add value?

Matt Thompson replies: With an increasing number of people working from home, many house hunters appreciate the availability of a garden office. 

On average, a garden office that is fully equipped with electric and water supply as well as heating can add up to 10 per cent to the value of your property, as it will effectively increase your home’s overall floor space. 

In addition to using it as an office, future buyers could also utilise the space as an extension to the home, a breakout room or for guests to stay overnight – though it cannot be used as a permanent dwelling. 

James Perris adds: With regard to the value, a home office can certainly improve the saleability of the house. 

However, it depends on the specification as basic ones are really not much more than garden sheds.

In general a valuer or estate agent only places fairly limited value on such outbuildings, and as you mention some buyers may prefer a larger garden over a home office.

This post first appeared on Dailymail.co.uk