Tenant alterations - additional information

Before making an application, please read the information below for the most common improvement requests. The information outlines the specifications we require to be met and guidance to adhere to.

Sheds

• sheds can only be installed in gardens designated for or attached to a property. Permission will not be approved to install shed on communal, public, or shared gardens and spaces
• sheds are only permitted in rear gardens or the side of houses, not extending beyond the line of the front elevation, nor should they be visible from the public highway
• any shed must be built at least 2.5m away from the main house
• it must be a single-storey construction, and its maximum overall height (i.e., to the highest point of the roof) is no more than 2.5m from existing ground level
• the shed can be no greater than 15 square metres in area (gross) and should not contain sleeping accommodation
• this shed, combined with any hardstanding, (including patio, decking and pavements) and any other temporary structures, can take up no more than 40% of the area of the (rear) garden
• it's advisable to be able to walk round all four sides
• access to the shed(s) should be unhindered and avoid of any trip hazards. the Council are not responsible for providing or maintaining this access
• the contents stored in the shed are governed by the terms of your Tenancy Agreements
• Great Yarmouth Borough Council (the Council) does not support the installation of an electrical supply to the shed, permanent or temporary
• the Council does not support the installation of a (solid fuel) stove or other heat source to the shed, permanent or temporary
• works are undertaken safely and to a good standard
• the Council do not accept any responsibility for damages to your property, or any adjacent structures because of the work, and any damage caused may be recharged to you

It is your responsibility to ensure that materials are carefully selected, works are undertaken safely, and subsequent structures are maintained to a good standard. Please note that poorly selected, installed and maintained materials increase the risk of injury and harm to residents and guests, for which the Council will not take responsibility.

Fencing and Gates

• the maximum height of any fence/wall facing or along a highway (including path) is 1m
• the maximum height of any fence/wall from front elevation to highway (including path) is 1m
• the maximum height of any fence/wall from the front elevation extending back along the side and to the rear of the property is 1.8m
• erection of fencing is not permitted on communal areas and the sub-division of shared spaces

Please note, should heights be greater than those identified, permission from the Council's Planning and Building Control Departments must be sought prior to commencement of any works. 

Fence heights denoted above also apply where front and rear gardens are to be subdivided.  If located in front of the front elevation, height of any fence is limited to 1m.

• as the applicant, you must provide evidence to confirm the fence/wall is being built inside but up to the legal boundary. Applicant must not leave a strip of unmaintained land
• the existing boundary marker/fence/chain-link must be removed and disposed of in a safe manner to allow the install of new fencing
• it may be necessary for Party Wall Act Notices to be prepared and served, particularly where grounds are excavated to install new posts adjacent to any existing building.  As the applicant, you are obliged to establish whether this will be necessary
• care must be exercised when undertaking works.  Any damage to drains/services resulting from the work must be repaired at your expense
• 'Facing' or decorative side of the side of fence/wall must be to the neighbour
• evidence that this request has been discussed and agreed with your neighbours, or where in disagreement, that support for a fence must be sought and agreed by Tenancy Services

The Council expect works to be undertaken by a competent tradesperson, and that the fence is maintained to the satisfaction of your landlord.

Gates

• any and all gates installed can only be created within the property boundary or from a public right of way.  No access (or gates) can be created that lead directly on to a highway or access private land (regardless of the owner)
• any and all gates installed must open into property.  Gates must not open on to highway, footpaths or similar
• the locking provision, keys, or code must be transferred to the Council at the end of the tenancy.  The absence of key/code will require replacement or removal at the end of the tenancy
• in creating an opening into the boundary of your property, the Council does not accept responsibility for any actions that may be derived following its creation
• the gate should be designed to avoid the passage of a 100mm diameter ball.  This is necessary to prevent injury to children.  In addition, the gate should be designed and installed to prevent access but not injure persons or animals - it is your responsibility to ensure that the gate is void of sharp corners or protrusions that can injure

Please note:  This recommendation does not apply to communal areas and the sub-division of shared space.

Any variation from the recommendations above will require you to make a formal application to the Council's Planning and Building Control departments - failure to make an application and/or for the application to be refused may result in works being removed at your cost. Further details of information required can be found on the Planning Portal.

Flooring (vinyl, carpet, laminate and timber)

• works are undertaken safely and to a good standard
• a suitable underlay is required
• laminate flooring is not suitable for the kitchen and bathroom as it presents a trip hazard
• laminate flooring must be removed at the end of tenancy

Recommendations

• non-slip vinyl flooring to be fitted
• ceramic tiling is not acceptable as this can be a slip hazard

Timber decking

Regarding your request to install decking in the rear garden of your property (only) this does not include any shared or communal areas, we are minded to advise of the potential risks associated with the installation and can confirm that removal and reinstatement of the garden will be required by you at the end of your tenancy.

Whilst popular, decking can/will:

• become a habitat for vermin and pests
• become a fire risk, even with treated timber
• when wet, poses a trip/fall hazard
• result in injury/harm to residents/guests, particularly if poorly installed
• require regular cleaning and maintenance
• become inaccessible to less-able guests

The Council can approve the temporary provision of decking providing the following criteria is satisfied.

• including any other hard standings provided for sheds and paths, (impermeable) coverings, including decking, should take up no more than 40% of the area of the (rear) garden
• minimum 150mm gravel drain between property walls and any hardstanding must be provided
• decking should not be installed above DPC (damp proof course) level. Details of any steps/changes of level must be identified, along with satisfaction of Approved Document Part B of the Building Regulations
• a minimum of 100mm well-compacted sub-base material should be the foundation from which any decking can be constructed - you are not permitted to lay timber boards directly over existing covering without necessary preparation. Your selected surface material should be installed in line with the manufacturer's recommendations (as a minimum)
• it is imperative that the hardstanding should be laid to 'fall' away from the building, preventing surface water pooling and the risk of water interfering with any existing structure
• where hardstanding meets, or intended to join with any existing access path, there should be no trip hazards.  Any changes in level should be 'deliberate' and clearly identified, or protected, in line with Approved Document Part M of the Building Regulations

Please note permission will not be approved to install decking on communal, public, or shared gardens and spaces.

It is your responsibility to ensure that materials are carefully selected, works are undertaken safely, and subsequent structures are maintained to a good standard.  Please note that poorly selected, installed and maintained materials increase the risk of injury and harm to residents and guests, for which the Council take no responsibility.

Concrete paving/patio/hard standing

• including any other hard standing provided for sheds and paths, concrete (impermeable) paving can take up no more than 40% of the area of the (rear) garden
• minimum 150mm gravel drain between property walls and any hardstanding must be provided
• hard standing should not be installed above DPC (damp proof course) level.  Details of any steps/changes of level must be identified, along with satisfaction of Approved Document Part B of the Building Regulations
• a minimum of 100mm well-compacted sub-base material should be the foundation from which any hard standing is created - you are not permitted to lay concrete slabs directly over existing covering without necessary preparation. Your selected surface material should be installed in line with the manufacturer's recommendations (as a minimum)
• it is imperative that the hardstanding should be laid to 'fall' away from the building, preventing surface water pooling and the risk of water interfering with any existing structure
• where hard standing meets, or intended to join with any existing access path, there should be no trip hazards

Internal doors

Internal doors (including airing cupboard doors but excluding those access/escaping kitchen/cooking spaces.)

• the Council's standard for replacement doors is a solid, composite 6-panel lightweight internal doors complete with polished steel ironmongery fixtures and satin anodised aluminium fittings.  Doors and fixtures fabricated from other materials are available and can be installed but may be subject to replacement at the end of the tenancy
• doors containing any glazed panels must comply with requirements identified in Approved Document Part K (4) of the Building Regulation, specifically the use of safety glass and the dimensions (including thickness) and fixing of any small panes.  It is worth noting that any glass installed from floor level up to 1500mm must be safety glass
• imperative that any timber used has been treated, kiln dried, free from seasoning defects and is of uniform colour and grain.  Doors purchased from a reputable supplier should satisfy this requirement; however, for others, evidence of compliance with associated British Standards must be provided. 
• the door(s) shall be painted white or protected with a wood-stain/varnish

Internal doors access/escaping kitchen/cooking spaces.

Replacement kitchen doors must prevent the spread of fire and facilitate safe escape in the event of a fire.  It is therefore necessary for any replacement door set (including fixtures and fittings) to:

• offer 30minutes resistance to the passage of fire - FD30
• only solid doors are permitted - doors with glazed panels will not be recommended for approval
• imperative that any timber used has been treated, kiln dried, free from seasoning defects and is of uniform colour and grain.  Doors purchased from a reputable supplier will satisfy these conditions; however, for others, evidence of compliance with associated British Standards will be required
• the door(s) shall be painted white or protected with a wood-stain/varnish

Please note: In all instances, approval will only be recommended providing there are no changes made to the side of the frame the door is hung.   

Where doors with glazed panels, and fire doors are installed, it is imperative that certification to confirm compliance with relevant Building Regulations and British Standards is submitted to the Council.  This will include the material type and for fire doors, the competence of your selected tradesperson.