Farm Unit - beyond repair?
Discussion
Been offered a unit, good size, close to home, has power and water, however, it is a bit...ummm, worse for wear.
I need it for storage and would think about putting a garden shed or similar in as an office, but looking at it, it just seems a bit too far gone, holes in sides and on roof, gashed up old windows, and more.
Is it too far gone or am I missing a relatively easy fix?
I need it for storage and would think about putting a garden shed or similar in as an office, but looking at it, it just seems a bit too far gone, holes in sides and on roof, gashed up old windows, and more.
Is it too far gone or am I missing a relatively easy fix?
Incidentally do a reality check on the rent. I have often found that people have taken farm units as its only £x a week. Calculate out the £x per week, divide it by the floor area and you often find you can get a modern unit on an industrial estate for less! So always check the rate per square foot.
of light in the roof and some holes to the left, I have no idea what the material is, just looks like some form of board, nothing too flash, it was only a chicken shed!Chrisgr31 said:
Incidentally do a reality check on the rent. I have often found that people have taken farm units as its only £x a week. Calculate out the £x per week, divide it by the floor area and you often find you can get a modern unit on an industrial estate for less! So always check the rate per square foot.
It's £200 per month, and around 900sq/ft, round this way, a proper unit that size would be £700+.Whether it is beyond repair will depend upon the frame. However you need to ensure any agreement you have doesnt state you need to put it in repair.
Its worth being aware that the property will be liable for business rates if the Valuation Office find out it is no longer in agricultural use.
Its worth being aware that the property will be liable for business rates if the Valuation Office find out it is no longer in agricultural use.
I dont know much about this sort of thing but if it was me I would get someone to give an estimate to make it water tight and do a deal with the landlord.Say it costs £1000 to repair and your rent is £250 a month say to your landlord ok I will make it watertight that will cost £1000 so if you give me 4 months free rent and from the fith month ongoing it will be £250 a month onwards.
The landlord may go with this as it protects his asset.He will not have to pay for the repairs and if you dont rent it could take several months to find another tenant.
The landlord may go with this as it protects his asset.He will not have to pay for the repairs and if you dont rent it could take several months to find another tenant.
btcc123 said:
I dont know much about this sort of thing but if it was me I would get someone to give an estimate to make it water tight and do a deal with the landlord.Say it costs £1000 to repair and your rent is £250 a month say to your landlord ok I will make it watertight that will cost £1000 so if you give me 4 months free rent and from the fith month ongoing it will be £250 a month onwards.
The landlord may go with this as it protects his asset.He will not have to pay for the repairs and if you dont rent it could take several months to find another tenant.
I had thought of something along those lines, might be worth a try.The landlord may go with this as it protects his asset.He will not have to pay for the repairs and if you dont rent it could take several months to find another tenant.
Hereby hangs a tale.....
I own two buildings currently on a site and had been offered the final building which is a 1000sq ft building with an agricultural tie. I won't go into all of the details however fast forward some years and the offer is accepted and the buying process begins - that in itself took months, commercial purchases always seem to take forever! It is definately worth the purchase value, it's not huge but more than a few drinks and nights out.
As mentioned it has a tie and I want to change that to storage etc. Now that is without doubt normally a problem but I am aware that government introduced a policy that suggests small buildings (less than 150m2) can be changed with nothing more than a call to the council, up to 600m2 need planning and go through normal channels but it's more relaxed and above that full planning. It's clear what the government want to do by allowing rotting buildings to be used and looked after rather than rot. That is of course if your local council agrees and adopts said policy which as I understand some don't.
Fast forward some months however and I have a letter from the council agreeing to change of use and the work begins. It wasn't in very good condition. The roof leaked, the walls leaked, the doors were broken and to be fair most people would have simply knocked it down and started again however the skeleton was good. The rules are basically I can't change the look, size etc. but I can re-furb to essentially destruct all walls and rebuild from the ground up which I'm doing adding a toilet and water, electrics and heating. A new roof cost about £2k, wood for the walls etc. cost a couple more, add some groundworks, electrics and general labour and I'm in for about £12k, possibly slightly more depending on my final spec. That will give ma a dry, warm and secure building of value. I have a tenant for part of the building on a 5 year lease and my company will use the balance as storage so my investment will be paid back in 3 years maximum.
So, now having got written concent we're three weeks into the build and I've instructed the chippy to ensure the building meets building regs so I can apply retrospectively if I so wish. To ensure we on track and simply for a bit of advice I have had a chat today with my local building control man (who I know well and he's a good bloke) only to be told that I actually require BR's anyway and the council should have made me aware of that fact - they didn't but that's not their problem.
In essence I'm now told any change of use requires BR's and I now have to apply. I'm not fussed, it's a few quid for a box ticking session and the council chap is coming around to have a look and advise accordingly in a day or so.
It's definitely worth the effort if you either need it yourself or can let the unit but it's not straight forward if you want to do the job properly to ensure it has value when you want to sell it.
Some pictures of progress so far....
If you would like any more info please feel free to pm me.
I took a while writing this response and now appreciate you're a tenant so most of what I've written is of no interest!
However you may want it make him a silly offer and buy the building, you never know
I own two buildings currently on a site and had been offered the final building which is a 1000sq ft building with an agricultural tie. I won't go into all of the details however fast forward some years and the offer is accepted and the buying process begins - that in itself took months, commercial purchases always seem to take forever! It is definately worth the purchase value, it's not huge but more than a few drinks and nights out.
As mentioned it has a tie and I want to change that to storage etc. Now that is without doubt normally a problem but I am aware that government introduced a policy that suggests small buildings (less than 150m2) can be changed with nothing more than a call to the council, up to 600m2 need planning and go through normal channels but it's more relaxed and above that full planning. It's clear what the government want to do by allowing rotting buildings to be used and looked after rather than rot. That is of course if your local council agrees and adopts said policy which as I understand some don't.
Fast forward some months however and I have a letter from the council agreeing to change of use and the work begins. It wasn't in very good condition. The roof leaked, the walls leaked, the doors were broken and to be fair most people would have simply knocked it down and started again however the skeleton was good. The rules are basically I can't change the look, size etc. but I can re-furb to essentially destruct all walls and rebuild from the ground up which I'm doing adding a toilet and water, electrics and heating. A new roof cost about £2k, wood for the walls etc. cost a couple more, add some groundworks, electrics and general labour and I'm in for about £12k, possibly slightly more depending on my final spec. That will give ma a dry, warm and secure building of value. I have a tenant for part of the building on a 5 year lease and my company will use the balance as storage so my investment will be paid back in 3 years maximum.
So, now having got written concent we're three weeks into the build and I've instructed the chippy to ensure the building meets building regs so I can apply retrospectively if I so wish. To ensure we on track and simply for a bit of advice I have had a chat today with my local building control man (who I know well and he's a good bloke) only to be told that I actually require BR's anyway and the council should have made me aware of that fact - they didn't but that's not their problem.
In essence I'm now told any change of use requires BR's and I now have to apply. I'm not fussed, it's a few quid for a box ticking session and the council chap is coming around to have a look and advise accordingly in a day or so.
It's definitely worth the effort if you either need it yourself or can let the unit but it's not straight forward if you want to do the job properly to ensure it has value when you want to sell it.
Some pictures of progress so far....
If you would like any more info please feel free to pm me.
I took a while writing this response and now appreciate you're a tenant so most of what I've written is of no interest!
However you may want it make him a silly offer and buy the building, you never know
Edited by HoHoHo on Tuesday 31st March 21:50
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