This is a subject that pops up a lot. Many landlords looking at this will want a light refurb product simply because the rate is cheaper. 
The fact is, when it comes to the underwriting process, they will assess this anyway and if you have applied for the incorrect type of loan, it will be rejected and you are back to square 1. 
Make sure you know what the project will cost, look into the finance and if needed, get another opinion. 
A general rule is, if you are spending more than 15% of the value on refurb, its probably going to be a heavy refurb. 
Of course this depends on the type of property and what needs doing etc. 
Light refurb 
The term ‘light refurbishment’ refers to work that does not require planning permission, but could fall under the Permitted Development Rules (PDR) and may require building regulation approval. It tends to mean smaller, non-structural projects that typically cost less than 15% of the property’s value. This might mean replacing windows, electrical work, installing new bathrooms and kitchens. 
Heavy refurb 
In comparison, ‘heavy refurbishment’ covers those projects which do necessitate planning permission. These are more extensive works, generally costing above the 15% mark, and are likely to include structural elements. For example, a heavy refurbishment project might mean a change of use, extension, or a complete refit.  
Discuss your options with Austyn Johnson 
Tagged as: landlord, refurb
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