Can a Tenant Run a Business from My Property?

Originally written by Sarah Clark, updated by the editorial team on 26th May 2026

Working from home as a tenant

Remote and hybrid working has become a normal part of life for millions of people across the UK. With reliable broadband in most areas and laptops on almost every kitchen table, plenty of tenants now do at least some of their work from home.

For landlords, this shift raises a fair question: what happens when a tenant wants to use your property for business purposes? The answer depends on the type and scale of work involved, and getting it wrong can cause problems for both parties.

Most tenancy agreements for residential properties focus on living arrangements rather than commercial activity. While they may not expressly prohibit low-impact home working, they rarely accommodate substantial business activities without explicit permission from the landlord.

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What counts as business use

There is no single definition of business use that applies in every situation. In practice, authorities and lenders tend to look at what actually happens at the property rather than job titles or company structures.

A tenant who answers emails, takes video calls, or writes reports from the living room is unlikely to cross any line. This type of work is essentially invisible to the outside world and causes no change to how the property functions.

Business use becomes more of a concern when the activity starts to affect the property itself or the surrounding area. Common signs include:

Customers, clients, or employees visiting the property regularly
Goods being stored, manufactured, or dispatched from the address
Signage, advertising, or branding displayed at the property
Structural changes or equipment that alters the character of the premises
Increased traffic, noise, or deliveries that neighbours might notice

A freelance graphic designer working quietly from a spare bedroom is in a very different position to someone running a dog grooming service from the garage. The first is unlikely to require any special arrangements. The second almost certainly will.

The legal framework reflects this distinction. The Housing Act 1988 excludes business tenancies from its scope, while the Landlord and Tenant Act 1954 governs commercial arrangements. However, the Small Business, Enterprise and Employment Act 2015 introduced provisions allowing home business tenancies alongside residential ones, provided they do not change the property's main residential character. A tenancy agreement needs clear terms that match the intended use.

Your situation may be slightly different. ask a question below ↓ and our editorial team will reply with our advice.

Practical issues for landlords

If a tenant runs a business from your property without your knowledge or consent, several problems can arise. Some are administrative, others carry more weight.

Your buy-to-let mortgage is likely to include a condition that the property is used solely for residential purposes, though some lenders offer products for mixed-use properties or grant consent for specific low-impact activities. Allowing or overlooking business use could put you in breach of your mortgage terms, and lenders generally respond poorly to this. It is worth checking your specific agreement.

Buildings and contents insurance policies often contain similar restrictions. A claim could be rejected if the insurer discovers the property was being used for commercial purposes without their knowledge. Even if the business activity seems minor, check your policy wording and inform your provider if there is any doubt.

Planning permission is another consideration. Most residential properties do not have consent for commercial use, and local councils can take enforcement action if a change of use has occurred without approval. In practice, councils tend to focus on activities that cause a noticeable impact, but the rules exist and they can be applied.

Council tax may also be affected. If part of the property is used mainly for business and has been substantially altered for that purpose, the local authority could decide that business rates apply to that portion. This would mean the tenant, or in some cases the landlord, receiving a separate bill. The Valuation Office Agency handles assessments and can provide guidance on how mixed-use properties are treated.

There may be health and safety obligations too, depending on the type of business. A tenant running a food preparation service, for example, would need to register with the local environmental health team and meet hygiene standards. Failure to comply could result in fines, enforcement notices, or prosecution, with potential implications for the property's licensing status.

Landlords should also consider capital gains tax implications. If part of a residential property is used exclusively for business, that portion may not qualify for private residence relief when the property is sold.

Where business activities cause damage to the property, tenants may be liable beyond their deposit. The tenancy deposit scheme could also be affected if the use of the property substantially changes from what was originally intended at the start of the tenancy.

What landlords can do

Address the matter clearly in your tenancy agreement before issues arise. Most standard assured shorthold tenancy agreements include a clause that restricts the use of the property to residential purposes only. If yours does not, add one before a new tenancy begins.

You can also permit certain types of home working while drawing a line at activities that would change the nature of the property. For example, you might allow desk-based work but prohibit any use that involves visitors, stock, or equipment beyond a standard home office setup. Putting this in writing avoids ambiguity later.

If a tenant asks to run a business from the property, think carefully about the type of work, the likely impact, and whether your mortgage and insurance would accommodate it. You are not obliged to agree, but refusing without any explanation can strain the relationship unnecessarily.

Where you are willing to permit limited business use, speak to your mortgage lender and insurer before giving consent. Some lenders will approve certain low-impact activities on request. Insurers may add an endorsement to your policy or suggest a more suitable product. Getting written confirmation protects you if something goes wrong.

If you discover that a tenant is already running a business without your consent, raise it promptly but calmly. In many cases the tenant may not have realised there was an issue, and the matter can be resolved through discussion. If the breach is serious or ongoing, you may need to take formal steps, but a direct conversation usually works better as a starting point.

For guidance on planning permission, council tax, and business rates, the GOV.UK website provides detailed information. Your local council can also advise on specific rules that apply in your area.

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126 questions

Ask The Property Landlord a Question

ThePropertyLandlord Editor 17/05/2026 at 1:33 pm

@balnagask You're right to push back on this. The housing association is the freeholder, and ultimately responsibility for trees on their land sits with them, regardless of who planted it. Put your concerns in writing, mention the risk of it falling and potential liability, and ask for a formal tree survey. If they still refuse, your local council's tree officer can sometimes intervene, especially where safety is a genuine worry.

balnagask 21/09/2023 at 10:53 am

A neighbouring property - let by a housing association - had a Christmas tree planted in it about 25 years ago. I think that was at least 2 tenants before the current one. The tree is now very tall and dominates a corner of my garden. (I understand the law concerning trimming overhanging branches etc.) I am also concerned that one day it could blow down, affecting many other residents. I have contacted the housing association who surprised me by saying the tree is the tenant's responsibility. The tenant is sympathetic but I don't expect him to move it. At the end of the day isn't the tree the association's responsibility as it is on their property?

Caz 05/03/2023 at 8:00 pm

My tenant wants to run a counselling business from my property with clients visiting on a one - to-one basis.
Will this require business insurance, and will it incur business rates?
It's a listed building on a working farm with access along a single track lane.
Advice please

caz 05/03/2023 at 7:57 pm

My tenant wants to run a counselling business with clients coming to the property.

caz 05/03/2023 at 7:55 pm

My tenant wants to run a counselling business from my property. Would different insurance be needed, and would it be liable for Business Rates?
We would prefer that she didn't, it's a listed building, access is via a single track lane and it's on a working farm.
Advice please

X 06/09/2021 at 7:14 am

My tenant is running a catering business from a residential property. Has not asked permission. What should I consider regarding this?

Marti 22/07/2021 at 4:37 pm

If a tenant runs a non profit charity from a rented property ( Small animal sanctuary ) and stores stock in the attached garage ( items to sell for the charity ) How would this affect Landlords insurance ?

Angel 15/06/2021 at 2:48 pm

Hello, I just moved into a new property. I am a freelance makeup artist and am contemplating asking my landlord if I can see some clients at my place. Where do I stand with this?

Angel 15/06/2021 at 2:47 pm

Hello,

I just moved into a new property. I am a freelance makeup artist and am contemplating asking my landlord if I can see some clients at my place. Where do I stand with this?

Malaja 30/01/2021 at 11:00 am

hello , im thinking starting an online small business as as sole trader , selling gold online from my home which i rent .First of all i would like to ask if i can use my home address as business address and secondis it something that my landlordneeds to know? thank you

holly 29/01/2021 at 4:42 pm

My tenant wants to start a catering business from their residential property. What are the rules around this?

Meg Q 04/11/2020 at 4:52 pm

My daughter has been made redundant from her job and I am considering letting her start up a business which she will run from an outbuilding in the garden. If I do this will I need to register as "self employed" myself to be able to create a Business Tenancy and collect rent? TIA

Landlord 13/09/2020 at 11:36 am

Hi
I rent a room in my house under the rent a room scheme
At the moment without asking me first my lodger has been working from home due to Covid and his office being close
However, his office is now re-opened, and he has decided to make this a permanent arrangement
I am not happy about this, as he expects other members of the household to be quiet and complains when I cut the grass or use power tools during the day when he is working
Do I have to accept him working from home and using his room as an office.?

Amy 10/09/2020 at 10:01 am

I might be working remotely from home and just want to understand where I stand with my tenancy

marta 06/09/2020 at 9:37 pm

hello , im thinking starting an online small business as as sole trader , selling tshirts online
from my home which i rent .First of all i would like to ask if i can use my home address as business address and second is it something that my landlord needs to know?
thank you

Sue 24/08/2020 at 12:14 pm

Hi
I have just found out that my tenant is starting an online only business printing posters from the flat and posting them to customers. I am not sure where I stand on this as there is a clause in his tenancy agreement that states the premises can’t be used for anything other than a private residence, obviously I don’t want to stand in his way if at all possible

Jack. 22/08/2020 at 11:42 am

Hi all,

Who and how to report when the tenants is been using the property for business purpose without Landlord and authority consent. Permission and permit to run business is not been granted to tenant but they are using property off road parking space and garden area and public side roads to park his vehicles and sell it from situ.
I have spoken to tenant but they blatantly ignored .

Me and neighbour are gravely concern that at higher scale road collison, risk of fire, explosion, etc might occur and in low scale noise and nuisance, invasion of privacy to neighbours and to general publics .

Please advise how to dealt with this sort of situation.

Thank you in advance.

Jack.

Jack 22/08/2020 at 11:41 am

Nadia78 10/06/2020 at 12:02 pm

Hi enquiring about tenant. Could my tenant run a business from home have one employee. The business area used is less than 40% of the home. Would my buildings insurance cover the employee working from the property too?

alison n 22/02/2020 at 4:46 pm

my tenant wants to start a dog grooming business from a unit in the garden. the property is an end terrance with little parking.
i have a buy to let mortgage, landlords buildings insurance and a letting agreement in place

would my mortgage company need to be notified
would my insurance need to be notified
would the tenant need planning permission for running a business. from home
would i need to notify neighbours of this plan?

Saz 28/01/2020 at 6:47 pm

I live in a block of 6 flats in the Isle of Man, which makes it slightly more difficult as it’s not UK law. 4 of us are owner occupiers and the two ground floor flats, owned by the same person are tenanted. One of the tenants has been using the flat as a make shift animal sanctuary, frequently having birds and other small animals delivered which she cares for and then I am assuming she releases. Whilst the work is admirable, we are not happy, especially as there are 3 large dogs who frequently bark and howl and the smell coming from her flat is revolting and unbearable. The management company state that we have no alternative but to take this situation to court in order to impose an eviction. Does anybody know what sort of lawyer/advocate would specialise in this type of situation??

Tenant 26/11/2019 at 6:45 pm

Hi

I rent a property with a standard tenancy agreement in place. I run a tuition business whereby I teach students for 1 hour lessons, on a one-to-one basis. It is not what the property is being used for, for the majority of the time and I have not made any modifications to it.

The property management company have told me it is in breach of my agreement, but having read this article, there appears to be a grey area around it. Can anyone help?

Thanks

H 24/07/2019 at 9:39 am

I am the tenant of a GHA big house, can i start Pet Home Boarding from my house? thank you.

Rachael 31/08/2018 at 5:59 pm

Hi

My tenant is wanting to start a self employed child minding business from my property. She is taking out her own public liability cover but my building insurance will not cover me if she goes ahead. I have spoken to 2 other companies who have said the same due to 3rd party people entering the house as part of the business. Are there any companies that will do this and it seems very difficult to find building insurance that would include this. Would like to be able to say yes to my tenant but if i can't get building insurance then i can't permit it. If there are companies that offer this, is the insurance likely to be significantly higher? Thanks

Potter 21/07/2018 at 10:26 am

I have a long standing tenant who recently has gone self employed as a builder. With my consent he has erected a storage facility in the garden . I recently discovered that he has used this address as his registered office , obviously due to it's nature no actual work is carried out on the premises in this respect . Do I have to declare to my insurance company and take extra cover and where do I stand should the worst happen and his business fails leaving debts.?

concerned owner 26/06/2018 at 9:44 am

Illegal Dumping

Can you advise who has the responsibility for illegal dumping in the parking space assigned to a rental flat - the tenant or the landlord? I understand that the Council will charge a fee for removal of illegally dumped rubbish.

Monia 07/05/2018 at 11:28 pm

Have a small one bedroom cottage rented to single lady on housing benefit who has recently set up a snack bar with seating apparently being offered in garden or inside her caravan which is sited on driveway next to cottage. I advised that running a business was not acceptable and against the terms of the short hold assured tenancy and also invalidates the insurance when she first moved in I would never give written permission if asked but she has gone ahead anyway. Is notifying the council the best way ahead of trying to curb this. I don’t think anything in writing will be observed from me. Scottish law applies

Neha 17/04/2018 at 2:42 pm

Hi, My residential property is being let through an agent. Despite the tenancy agreement clearly stating that it was not to be used for business purposes, I have now found out that my tenant is ONLY using it for business (without requesting consent, let alone having been granted it). Both bedrooms are being used as office space and the living area as a laundry service to accompany her business. Eviction notice was already served, but is there a way to evict sooner based on this misuse? She is causing extensive damage to the property (damp, mould etc) due to the laundry service that is running. Thanks in advance for any advice you're able to provide.

Catfish Hurdles 30/03/2018 at 10:52 am

Hi. My buy-to-let mortgage is about to come to an end meaning I'll be mortgage-free (yay!). My tenant is a nanny/childminder and has previously asked if she could take-in kids and 'work from home' as it were. But The kind of mortgage I had prohibited that, but now I won't have one soon, she is free to do so.

Are there any other things I need to worry about in order let her take kids in? Do I need a different kind of landlord insurance if it's (kind of) becoming a business premises? Do I need to get the house checked out for health-and-safety? Is it going to be a minefield? Am I opening myself up to a world of trouble and bureaucracy?

ThePropertyLandlord Editor 08/02/2018 at 9:43 am

As there is a distinction between residential premises and business premises, you would have to notify your landlord, as the landlord would have to change the lease. The reasons you can be refused upon are a) if the way the business is run looks like a commenrcial let i.e with people coming and going. b) Whether there may be excessive wear and tear on the property, or whether the property has to be modified and c) Whether your business may cause nuisance to the occupants of neighbouring properties i.e through the comings or goings through footfall to your home/issues over parking/ noise etc. Your landlord still has to give a reasonable cause to withhold their permission. As a rule, the likes of running a business from home say if you are a freelance writer is less an issue then running a business from a rented property where clients are visiting on a regular basis.

I. P. 07/02/2018 at 3:31 pm

Could anyone, please, advise on how to approach a landlord for permission to allow a sole trader hair-dressing business from 1/3 of a residential living room? There would not be a professional salon, only a table and chair. One person working; by appointment only, and we've already checked with the local council that the person would not be liable to pay business rates. We just need to know if we should offer the landlord to pay higher rent, to cover any of the costs they may be facing because of this, or if we should offer to take out some kind of insurance, or both. Has anyone had any success obtaining permission? Any advice, perhaps from a landlord? Many thanks!

Jax Editor 26/01/2018 at 2:31 pm

@Wildcat - Firstly, there are various laws to running a business from a rental property. Law 1) -while people working from home is OK, there is a fine line between what is considered a residential business and a commercial one. 2) If there are parents picking up and dropping off, then the neighbours could begin to complain, in which case it could be considered a 'nusiance'. 3) Also, there is wear and tear on your property you have to factor in. You would need to take more advice.- I'd be cautious - it could create more problems than it's worth.

Wildcat 23/01/2018 at 9:33 am

Hi - my tenant has asked if she can run a childminding business from our house. I have no objections to her doing this but are there any ramifications for me? Mortgage for example is a buy to let - would this still be ok? She would be Ofsted registered etc and have her own PL insurance and would also cover any costs to adapt the property to Ofsted standards and additional wear and tear. Thanks for your help.

ThePropertyLandlord Editor 17/10/2017 at 3:48 pm

Has your landlord given permission to run a business from your home? You may wish to check your tenancy agreement first to see whether there is a restriction on this.

LiiLii 17/10/2017 at 12:45 am

I want to run a daycare from my home, but my landlord says his insurance doesn't cover it. What can I do? Am I able to get my own insurance

Taurussaz 13/10/2017 at 2:51 pm

Hi,

I am a tenant looking to start a catering business from my home kitchen. I do not have to make any changes to the propert and my landlord does not have any objections. Does the landlord need to check with his mortgage ( buy and let) company that it does not violate their terms?
Thanks in advance!

Neil Editor 05/10/2017 at 2:28 pm

@WZstx - I'd be inclined to report them to the housing association as this isn't legal.

WZstx 04/10/2017 at 4:08 pm

Homeowner in residential area in a small Close with limited parking and access. Housing association tenant nearby has turned her front bedroom into a waxing/nails/beauty parlour and front room into a hair dressing salon with professional chairs and other hair and beauty setup - it is advertised on Facebook.
Wouldn't be so bad except she and her boyfriend are neighbours from hell with loud foul-mouthed parties until 3am in the summer, and customers parking in the limited parking slots, with her boyfriend parking his tipper truck in the access road to garages occasionally to spite their neighbours. She herself allows her daughter's car to park blocking off access to facing garages in the residential garage block served by the access road, at the end of which are three parking spaces allocated to two properties. Would the housing association be able to relocate them to a more appropriate location? The only alternative is probably to shut them down but since these people are violent and rude when contacted, which has intimidated us all into silence, it is probable that they would take serious revenge.

Suz 24/09/2017 at 5:16 pm

If you start a small fudge business from a rented property will this effect the owners insurance? The fudge would be sold else where and no customers would be calling to the property. Thanks in advance for your help.

Janine 06/09/2017 at 4:32 pm

I rent my property to a very good tenant but I have learned that she has converted the spare room into her treatment room for her beautician business. I have no issue with it but I know in her tenancy agreement it says she can't conduct business from the property. Is there anything that I have to change or get a copy of (maybe her insurance) to ensure she and my property is protected. I don't want to lose her as a tenant but obviously I don't want to be left liable for anything?

NicG Editor 04/09/2017 at 3:17 pm

@George - if people are coming and going then yes, this is effectively a business. I'd also want to know what type of films he was making (if you know what I mean).

George 02/09/2017 at 7:00 pm

Hi, I am looking to rent my 3 bed flat out to a film maker. He wants to use a couple of rooms as an editing suite but also rent out the main room as a studio sometimes. I am happy for him to do this, but do I need a business license etc for him,
Thanks,
Georgina

Fran 11/08/2017 at 8:54 pm

Hi I rent my property out it's SN assured tenancy ,I think the tenant is running a business from my house who can I report this to

ThePropertyLandlord Editor 10/07/2017 at 2:46 pm

You would have to ensure your landlord is aware and agrees to your proposal. With regards to having a licences, much depends upon what sort of business it is you wish to open.

Jimena 08/07/2017 at 4:36 pm

Hello, we want to rent a house, and we want to run a proper business. Do we have to ask for any license or is just to have an agreement with the landlord?

Thank you

ThePropertyLandlord Editor 26/06/2017 at 3:40 pm

Much depends upon whether the association allows tenants to run a business from home - you would have to check the terms and conditions of your tenancy agreement. Also, you can complain directly to the housing association if your neighbour is causing a disturbance. Fly tipping is an offence and your neighbour could be charged for this

Lee 25/06/2017 at 5:13 pm

Iam a homeowner and my neighbours are housing association tenants where one seems to be running a business from home as a gardener. When she does jobs she brings the garden waste home dumps it on the road in order for it to be collected by the council. I also keep getting random knocks from strangers as our door numbers are similiar and she has posted the address on facebook. Also for parcels ... i have two small children this worries me

Debs 16/06/2017 at 7:08 pm

I have been living in a rental property for 10 months, I have now learned that the previous tenant officially registered/ran her (failed) business at the property for two and half years, she has also continued to use my property/address for the past 10 months via mail redirection/interception. The Letting Agent was aware and did not enforce the terms of the Tenancy Agreement.

I have reported this/followed-up ALL of the necessary organisations and progress is very slow. Her personal/financial/Electoral Roll data remains at my address.

Is the Letting Agent or the Landlord liable for any direct/indirect losses/costs I have incurred? Can the Letting Agent or the Landlord threaten the ex tenant with legal liabilities, e.g. used the residential property for her registered business and has continued to use my address for all of her business and personal activity?

Thanks so much in advance of your guidance.

Jan Editor 19/06/2017 at 10:50 am

@Freddie - the best thing to do is just ask the landlady to sort it out. If you don't ask..........

Freddie 16/06/2017 at 12:15 pm

As a tenant, I share a driveway with another tenant, the landlady and another neighbour. The driveway is the responsibility of the landlady and her neighbour. Currently soft vegetation is now encroaching upon the drive, brushing against vehicles, but they seems unconcerned about this. Whether soft or hard vegetation, should those responsible have a duty to ensure clear access is provided.

Char 14/05/2017 at 1:22 pm

Can a tenant working for an agency (tutoring) work from a rented property?

nadia 06/05/2017 at 5:46 pm

Hello Everyone

I am living in a rented house. Can I start my own business from that house?
I hope if I ask the landlord he will straight away say no.

Should I ask him? What law say about this situation?

Can anyone answer my question

Manners 04/05/2017 at 11:00 pm

If i had an Icecream van is this classed as running a business from home

Manners 04/05/2017 at 10:57 pm

If i had an Icecream van..Selling on the street..And i live in a housing association flat is this classed as running a business from home

March 26/04/2017 at 10:08 pm

Hi everyone,
I am starting by own business (cakes, baking) form home. I am renting a flat and I have to ask my landlord for permission. I will be more than grateful, if anyone will help me to create a simple letter and help me to put all info together.
This is small business, there will be no clients coming into house, I will have full insurance, food hygine ceryficate etc...
If someone have similar situation I will be grateful for help...
Please advise me how the letter should look like?
Many thanks

Ollie78 Editor 13/04/2017 at 1:51 pm

@Jollyness - I'd say if you are worried about entering the tenancy, don't. Trust your gut instinct and look for a place where you can guarantee your privacy. Ol.

Jollyness 12/04/2017 at 10:52 pm

Hi I'm looking to move in to a grade 2 listed property Where I have been allocated some rooms and then there are communal arears.
The house has several room and the landlord has now told me that she will be doing b&b from 1 section on the house. They will use my front door and the same hallway as me. Where do I stand? Also the landlady will be doing weddings in the property. Strangers will have access as there is no designated access? And I have dogs. I need to protect them.
I'm worried about entering this tenancy

muppett 26/03/2017 at 9:14 am

I rent my 4 bed detatched house for £1250 but tennants said they want to turn part of outbuildings into a dog kennals .where they get paid for it.i know id need to inform council and they have to pay business rates .however coul i ask them for more rent ? They intimated kennals could bring in about £5k per month
Regards Ray

ThePropertyLandlord Editor 22/03/2017 at 2:20 pm

If you are using your flat to cook large amounts of food in and it may inconvenience your neighbours in any way i.e deliveries, smells, stock holding and it looks as though you are running a business from your home, then you are over-stepping the mark in terms of your agreement. If your tenancy agreement specifies you are not to run a business from your home, then you will be in breach of it.

Cath 22/03/2017 at 10:08 am

Hello. I'm currently renting a flat and working full time away from where I live. As a hobby I am a food blogger, and will be starting to host supper clubs & running food stalls, all at external venues away from my flat.

I am looking at setting up as a Sole Trader in order to get liability insurance cover etc. I will need to use my flat to prepare and cook food. Where do in stand in terms of tenancy rules around this? My tenancy cotract has a line in stating that the property is for residency only and not to carry out any business or profession!

Any help on this would be appreciated.
Thanks

Gez 18/03/2017 at 7:28 pm

We rent a private house off my sister.we pay a lot of rent. Wen we took it on there were sheds in the garden now full of our stuff.if the landlord/my sister takes one of the sheds. Do we have rights.such as discount in the rent.or can she just take it we have no say .very unhappy tennants.

LunaLu 03/03/2017 at 8:02 pm

Hi, I hope you can help me. I have been renting from my landlord for 4 years. In those 4 years I have been running an online business from my home. No one calls and I don't even have an office dedicated to the business, just a corner desk in my bedroom. I have been running the business for 10 years successfully and in those 10 years I've rented 3 houses and as I moved I changed the business address. My current landlord was very aware that I ran my business from home and there has never been a problem. Last year the ceiling in the living room collapsed and when he tried to claim on his home insurance the company said it was void because a tenant was running a business from his home (me). So that caused problems with us but I was not even aware that this was an issue. I am now thinking of moving home, in fact I will be moving and I don't want there to be any issues with the next landlord however I also don't want the fact that I work from home to affect my chances of a nice place to live when I move as maybe the next landlord doesn't want the hassle? Can you please advise me if a new landlord would need to tweak their home insurance for me living there or is there some kind of insurance I could take out so he wouldn't have to? Alternatively, I own the house that my mother lives in, could I change the address that the house is registered under with HRMC but keep my actual living address on my website advertising materials? Any advice would be most welcome. Thank you.

Ssmith 10/02/2017 at 9:57 pm

I rent in a small block of flats, I have lived here for seven years without problem.

I run an internet based company from the flat as a broker of vehicles. No customers come to the property and the business is registered with my accountant.

The Management Company (made up of a number of the other flat owners) have found out I run an internet company from home they have reported me to the landlord and advised that I am in breach of the lease. I have explained I only respond to emails and calls on my mobile from the spare room/office but the main use of the flat is residential.

Can they reasonably demand I close down my business (which is my only source of income) or move out?

Any advice would be helpful as I'm losing sleep over the stress of this.

ThePropertyLandlord Editor 30/01/2017 at 11:20 am

Much would depend upon the terms of their lease. However, if they are running a business in a residential area, then it is likely there will be a clause in their lease to prevent this. You can report this to the local council if you think the property is no longer used mainly as a residential home, there’s a marked rise in traffic or people visiting the house and/or
the business disturbs neighbours at unreasonable hours or creates other forms of nuisance such as noise or smells.

Catwoman 29/01/2017 at 2:42 pm

A family has rented a big bungalow next door. Wife has a van signwritten, selling sandwiches, hot snacks etc, delivering to offices etc. They get several deliveries a week of stuff from .Tesco & Asda, plus a local sausage supplier. I guess the husband does all the food preparation in the kitchen of the bungalow and I know food stuff is stored in the garage.
My questions are, should they be running the business from a residential house and should there be some check made by environmental health on the way the food is prepared and stored.
Thank you

ThePropertyLandlord Editor 16/12/2016 at 12:27 pm

Yes, it is a problem that is happening increasingly were properties are being sub-let and subsequently creating problems. However, your issue here is different from the lease saying a business should not be conducted from the property (sub-letting does not constitute a business). What needs to be clarified is the sub-letting term in the lease. If it specifies no sub-letting is permitted, then you have a case. If there is no clause in the lease ruling out letting your property out, then I'm afraid you don't.

Angel 15/12/2016 at 9:43 pm

We bought our ground floor flat 6 years ago( 4 flats in a block) we are 2 blocks choosing to be run by Estate Management. Our lease stated that no business to be run by the owners. Since moving in 3 out of 8 flats are now being let by the owners (one is letting agency). We are having problems with tenants and wish to challenge that by the owner letting out his property is it classed as a business and therefore a breach of the original lease we all signed..not to run a business. We are mostly elderly and all struggling with the tenants, who are in early 20`s...single parent with children...and teenagers. All creating unacceptable noise levels, flooding, rubbish, dumped cars, no garden upkeep...etc. It`s a relief when one tenant leaves and then we all dread who is coming next......Another problem is we all pay towards the maintenance/upkeep towards both blocks of 4. A property company was set up years ago by all 8 flats, hence the lease we all signed, owned by all residents, to cover Insurance, maintenance etc. and now with a flooding issue from an upstairs flat, we find the original owners don`t have a separate landlords insurance on the property...it`s a minefield and we just want the 2 blocks to go back to all the owners living in the property...no more rental..no more problems Can you help please

BJ 15/12/2016 at 12:23 am

I have a tenant who works for a bar supplies company.
He visits bars, clubs and similar establishments with samples of bar equipment....i.e disposable bar related items, jugs, glasses; plus soft drink supplies etc.
On a recent inspection, I discovered that the conservatory was being used to store all of these sample items and it was intermittently being delivered on a pallet.
I have an uneasy feeling about this and I believe that as time goes by, this will escalate.
The conservatory is already looking like a depot for a drinks outlet and it's obvious that nothing can be cleaned in there.
My Q is, can I ask that the tenant doesn't use this area as part of his business?

RBB Editor 30/11/2016 at 3:10 pm

@Brian - I can't see you would have any problem. Problems occur when people are calling or you are bringing clients into the building, or if you were a car dealer, parking your cars outside. It has to be seen as a public nuisance and contravene the tenancy agreement through the likes of business insurance etc. Rob.

Brian 30/11/2016 at 10:47 am

Hello, I'm a rental tenant and have been doing some casual trading of used books on Facebook for the past few months (I work full time outside the house). I just realised I've got to report the extra income immediately for tax purposes and assign a category to the whole endeavour but the question has come up with my wife if I'm even allowed to be doing it here. I don't have customers coming to the house, I pick up books myself and I take parcels to the post office myself, so there's no delivery vans loading and unloading on the street. Do I need any special permission for this kind of trading in a tenancy agreement?

ThePropertyLandlord Editor 28/11/2016 at 11:22 am

If your tenant works from home, you may be liable for non-domestic rates. It will depend on the circumstances of each case and you should ask your local assessor for advice. Much also depends on the agreement your tenant has with you. You can see more under the header 'using the home for business purposes' whichI hope this helps answer your question.

fedup 27/11/2016 at 8:06 am

I have discovered that my tenants are holding alternative therapy sessions, yoga classes and other classes such as cookery. Is this allowed under a Scottish short term tenancy agreement?

Jules Editor 07/11/2016 at 2:43 pm

@Frank - I think if your house manager wants a chat about a person coming to live in the same house, that's OK. Many people who house share will make a collective decision. Remember, you all have to live with that person and get on. I don't think there are any rules, your house manager is just after an opinion.

Frank 04/11/2016 at 9:52 am

I am not sure this story is relevant topic here, but I have a question. I am living with my partner in a room of a five bedroom house. One tenant will leave and a potential tenant came for viewing. I heard from another tenant that he has specific characteristics, and the house manager wants to talk about him with us.

My question is whether such kinds of pre-discussion about a potential new flatmate is common or not. If so, what kinds of rules are base for such meeting, and what can the existing tenants do?

ThePropertyLandlord Editor 01/11/2016 at 2:45 pm

Even if you own your flat, if your property is leasehold, it is your lease that will specify if subletting is prohibited, or permitted (usually under certain conditions). The rule is that if the lease contains no specific ban or restriction, subletting is allowed. However, the lease may have a provision to say that subletting is only allowed with permission.

marrog 31/10/2016 at 10:49 pm

When you buy a flat in our building the lease states NO BUSINESS TO BE UNDERTAKEN ON THESE PREMISES. Does this mean you cannot let out this flat because that action would be entering into a
business venture.

Jackie 25/10/2016 at 3:13 pm

Hi, I have mobile business wich shows actually active, even though I'm not running any work right now or have never operate from home. the company address is register under the place I live, wich is a lease property I have lived for the past 3 years, when i first register the fictitious name or company i did not have any issues with the landlord, they even gave an affidavit, until recently when they changed the property management. Now I received a 7 day notice to vaffidavit if I don't change the address of my company. I don't have any other physical address to do so, and don't want to close my bussiness because I would like to continue my bussiness in the future.
Please advise me. Tell me what are my rights.
Thank you

Ron 30/09/2016 at 5:19 pm

Hi
I rent a house and have people with a disability living with me but all able bodied and al fire and other h and safety risk assessments the council pay me to look after them in my own home and their names are on the lease but I have 3 people come in and help me and I have now registered as Ltd company my landlord is aware of all this as its my home and we share it do I have to have permission as this has only just been brought to my attention

Lisa 23/09/2016 at 5:55 pm

Hi
Can a landlord register a limited business from a property that they rent out to tenants? Would the tenants or their personal processions be liable to any debt from the business or their credit rating affected? Thanks

TonyL78 Editor 13/09/2016 at 1:55 pm

@T - I don't think this would be an issue. Your business would have to affect or create a nuisance in your neighbourhood i.e people calling at different times of the day, or goods being sold directly from your house. Becoming an Avon rep will not make a difference to your tenancy agreement.

T 18/09/2016 at 10:25 pm

@TonyL78 - Thank you so much for your feedback, much appreciated. Makes me feel a lot more confident with this new endeavour.

Sue7 16/09/2016 at 3:39 pm

My neighbours rent their house and the last six months have started running a business from there, which is a 24 hour call out to unblock drains. Some days there are up to 5 very large vans parked in the road, which is already very narrow and restricted parking to home owners. These vans can be parked from 20 mins to couple of hours while waiting for the next job to come in. Also a neighbour has said she has seen a delivery of drums of chemicals so I am assuming they are storing them in a garage at the back. They also have two other cars taking up parking space as well as the office girl who has a car parked in the road. The residents are suffering is there anything that can be done because the tenants are 'I'm alright Jack' attitude with no respect for anyone else. Any advice would be much appreciated

caza 10/09/2016 at 11:14 am

Hi, I have just returned to my property and am receiving a lot of mail for my previous tenants which is for a business and not the tenants personal name. None of the mail has been opened by myself but one of the letters is from a debt insolvency company. Where do I stand on this matter as no permission was given for any business to be run from my address, I also noticed they actually have a business address in the town not far from where my property is. The property was newly built when they started renting from us so it is not as though it had been used as a business previously.
Can you maybe give me some information on what I difficulties this may cause me in the future

Nats 15/08/2016 at 9:47 pm

Hello,
We are renting our three bedroom property out to two professional guys although we are having huge issues with them. One of the guys is running his catering company from our house, he is spilling cooking oil in the road & over our kitchen floors, he has three fridges in the front room and another fridge in the shed. We have a manage fee agreement with our agents although they haven't been very helpful. I would really like to get them out on the basis that they are running their business from our beautiful family house, they have done so much damage in only the 5 months that they have been there. What can we do, please help us?

Chelsea 01/08/2016 at 2:39 pm

My neighbour has recently brought the house next door, his partner who does not live there wants to run a business from an outside dwelling that is being build at present at the end of the garden. The business is going to be a resource centre where she will be teaching children.
Would neighbours be informed by the local authority of this business and would a licence be required.

Many thanks

ThePropertyLandlord Editor 28/07/2016 at 10:23 am

The Environmental Protection Act 1990 encompasses a wide range of issues aimed at both businesses and individuals but is ultimately concerned with maintaining the quality of both your immediate and surrounding environment. Under the provisions of the Noise Act 1996 and other associated legislation, your local authority has a mandatory obligation to deal with any noise which is deemed to be a ‘nuisance’. Local councils can act to stop unreasonable industrial or commercial noise and nuisance behaviour. You can see more whichI hope this helps.

Debsidoo 27/07/2016 at 7:22 am

What if a neighbour is a sole trading roofing and building firm with items that regularly obstruct the footpath and noise early morning and late evening ie from 7.15 am up to 10.30 pm loading and unloading.Dust and mess sometimes getting into my garden.All this from an association property.

Oliver 12/07/2016 at 10:04 pm

What about a Psychotherapist who lives at home and use a spare room to see client?

stavo 25/06/2016 at 9:38 am

I am thinking of starting to make my own marinades. I need to see how the market will respond to my products before l start producing at a larger scale in a proper manufacturing plant. For me to be 100% sure of my product l have to produce a few units which l will distribute nationwide in order to get reviews that will help me better my product before I start investing into mass production. Since my products are food products, I believe l will need some sort of authorisation from my local council and a visit from the Environmental Health Officers but my issue is l wont be fully operational from my place of residence but I am only going to use the premises to produce a small number of samples. How will that affect my rental agreement with the landlord? Will my address be flagged as a business address? How best can l deal my dilemma? Please if you can help l would much appreciate it.

ThePropertyLandlord Editor 08/06/2016 at 12:30 pm

This is really a decision for your landlord to decide based upon the terms of your tenancy agreement. While you may not actually be selling from your home, usage of your property for business (albeit minor) is involved. When a premesis is being used for business then there are things to be taken into consideration such as whether it will result in a marked rise in traffic or people calling or involve any activities unusual in a residential area, or whether your neighbours will be disturbed in any way.

Jmoon 07/06/2016 at 2:49 pm

I don't run a business from home but store stock there. I am a car dealer with premises else where. Customers don't come to the house but most of my stock is on my drive. I uses each and every car personally as and when it suits me as I am insured to do so.
I have one nabour that has been buggy my landlord that I am running a business from home. My tenants agreement forbids me from doing that.
I did state that I need a large drive because I bring cars home from work and they new the nature of my business. The property is not my registered office and no work deliveries arrive there.
Please advise if I am breaching my tenant agreement.
Even the phone number is different to the property.

TC 27/05/2016 at 6:53 pm

My neighbour has rented his bungalow out and the tenant is selling vans and cars from the driveway. I have been in contact with the letting agents but they say they only took a finders fee and therefore there's nothing they can do. The owner of the property isn't interested, and we have to put up with anything up to 8 vehicles/vans and an open back lorry and the mechanic. The council will only do something if a mechanic works on them but i'm at work all day so I can't see what'
s happening. The property has a detrimental effect on both my property and the property on the other side. I don't seem to be getting any help and I know he's in breach of the tenancy agreement. Who can I turn to?

Becky 13/05/2016 at 8:51 pm

My tenant wants to run a childminding business from the property which I am happy for them to do, they have said they will inform all the relevant people but what do I need to do/who to inform on my end eg mortgage company etc. any help would be appeeciated

Clare 30/04/2016 at 3:12 pm

We are overseas and are renting our detached bungalow. The tenant is running a plumbing and gas business from the house and using the address as his official address. We have informed the agent who has told him to change it, but he seems to have done nothing.....
Where do we stand....legally is this ok?

hello 18/04/2016 at 6:06 pm

We live in Scotland and rent a house with an enormous amount of lawn to be cut (tenant duty). The landlord provided a sit-on lawn mower.
It now is in need of repair as the cutting belt broke and the blades do not turn anymore. Speaking to the repair center this is at least GBP 100.-, if nothing else is faulty. It turns out that the former tenants used professional services to get the grass cut as the machine provided is struggling with the amount of lawn to be cut and the layout of the garden. If this is the case, the likelyhood of something going wrong is high.
Who has to pay for the repair of the lawn mower - the tenant or the landlord?
What law does apply?

chippers 18/03/2016 at 10:43 pm

A neighbour is running a business from his rented property he is having deliveries all times of the day every day dropping off washing machines , driers etc picking up. The vans park in the middle of the lane which does block traffic. Is this legal ?

ThePropertyLandlord Editor 05/02/2016 at 2:14 pm

You can first of all check if the company is registered via whichDependent upon where you live, some areas have conditions where businesses are not allowed to run from home. Check your own title deeds to see whether you and subsequently possibly your neighbours have a restricted covenant on your deeds that specify this - and also whether you are allowed to park a caravan in the driveway. Your local county/district council may also be able to give you some further advice and may be able to investigate further whether your neighbour needs planning permission.

Ally 04/02/2016 at 10:39 pm

Our neighbours rent their home from private owners, the neighbours son who doesn't live there has now placed a caravan in the driveway and is operating a dog grooming business. What can I do about this?

nuno 26/01/2016 at 8:33 am

Hi.
I'm a Counsellor and I'm looking for a property where I can see some clients. The flow of clients is about 15 per week but never causing problems with traffic flow. Also there's no need for any changes in the property as all I really need is a couple of chairs and a coffee table. I have an indemnity insurance as well.
Some estate agents say I can't as it's against the law, but some say the law changed recently and they are happy to rent a property.
Any advice please?

ThePropertyLandlord Editor 17/12/2015 at 10:17 am

While the government has made it easier for tenants to run businesses from home without penalising landlords, you still have rights if you have a clause in your contract that is restrictive and therefore your tenants may be in breach of their agreement. You may find more information on what approach to take via the Landlord's Advice Line, whichI hope this helps.

emaric 16/12/2015 at 3:51 am

I own a multi family home, upstairs tenants are running a business from the property the yard is supposed to be used by both tenants upstairs and downstairs the tenants has two large tents consuming the yard sawing and making all kind of flowers it looks like a flower mart, my son and I have spoken to the tenants many times when they were doing this inside the apartment, then they decided to take it to the yard, the yard has plants all over which the tenants has put in the yard the lease clearly states to not run a business from the property they have dismissed anything we as landlords have asked them not to do what can we do as owners of this property!

Nancy 08/12/2015 at 11:14 am

My tenant is running a cake baking business from my house without having asked permission. She inadvertently told the letting agents a few months ago when the oven needed repairing. The 3 year old oven needed a further repair after that, at which point I queried it with the agents. The tenant then denied she was baking from the house, even though I can see many photos on her business Facebook page of cakes taken from inside the house. The neighbour also confirmed to me that the tenant is running a cake baking business from the property. The agents say there is nothing I can do (I live abroad), but I have told them to let her know that I do not give my permission for her to be running her business from the house, and I will not be repairing the oven again should it need it due to overuse. The oven is a domestic one, and not for commercial use. I feel angry and helpless. Is there anything I can do short of evicting her, which I won't do unless absolutely necessary. Thank you.

ThePropertyLandlord Editor 18/11/2015 at 10:24 am

Last year new legislation was announced by the coalition government to make it easier for people to run a business from a rented home. It stated, the law will be changed so that landlords can be assured that agreeing to this will not undermine their residential tenancy agreement. You may want to get in touch with the Federation of Small Businesses, or the The Chartered Institute of Housing (which has a leaflet that also covers the topic, see here). Either may be help to tell you to see whether this government policy is now active

Torian 17/11/2015 at 2:50 pm

Hi
I am a registered childminder and have been carrying out my business for two years at my current rented property. My landlord wants to move in and now I am having difficulty renting a property that will give me permission to carry out childminding. I'm fully insured and have household insurance. I'm pretty sure that childminders are exempt from paying business rates. What can I do?

Ranger6 17/11/2015 at 1:21 pm

My tenant is an external auditor of a Boston Based Company, She has a computer mini server and has turned the Den into the office, she flys to the company site but is using the house as her residence and remote office putting an excess burden on the the residence A/C unit which does not have the capacity to cool the her system it has had to have been rebuilt three times, now she is asking for a larger unit. What to do?

Manas 01/11/2015 at 11:35 am

My tenants (Three Bachelors- Software Engineers) want to form a Pvt Ltd Company whose Registered office would be the flat rented to the tenant. Presently there is a L&L license agreement of 11 months and 5 months are over. Please advise if any legal issue arises out if I give NOC to use the flat as Registered office. They will continue to stay there and work from home.

moe 29/10/2015 at 1:00 am

Have a tennent in my house that seems to be going to make furniture in the garage to sell. What if ever do we do or care.

ThePropertyLandlord Editor 19/10/2015 at 12:25 pm

It shouldn't be a problem to your tenancy agreement, if there is a clause in the agreement that says so. You can find out more information via the Chartered Institute of Housing leaflet

Mags 18/10/2015 at 8:31 pm

My tenancy agreement has a clause advising the property is for single private residence and not to carry out any formal or registered trade, business or profession. I do cake decorating as a hobby and would like to register so that I can sell. Note this is not a full-time business as I have a job but some something on the side and also does not include baking the cakes but just the decorating. My landlady has agreed that this would not be a problem but how does this affect the tenancy agreement and can we do an amendment? I would appreciate if anyone could give any advice

ThePropertyLandlord Editor 29/09/2015 at 12:34 pm

You can find out more information via the Chartered Institute of Housing leaflethere which gives advice both from the tenants and landlord's perspective. I hope this helps.

Karen 28/09/2015 at 11:47 am

My tenant has informed me this morning that she would like to setup a small office in the house as she plans to setup a business. Clients would not be visiting the house therefore she will operate a small office to do the admin. She requires my approval for this as she wants her business address to be registered as her home address. I am not sure what to check other than the tenancy agreement. Any advice most welcome.

Qp 15/09/2015 at 10:58 am

Hi, i have two landlord scenerios.
1. As a property can I rent my garden shed/s out as storage? I know I would need to declare the income but what other requirements or difficulties would I be met with?
2. Instead of storage rental i decide to rent a larger workspace to a business. Again what requirements or difficulties might i meet?

ThePropertyLandlord Editor 31/07/2015 at 12:01 pm

@Mike - I'm afraid I can't really answer this not knowing the full details of your tenancy and what is in your agreement regarding your personal use of the barn. I suggest you seek some professional advice reagrding this matter.

Mike 30/07/2015 at 3:24 pm

I've got an unusual situation... I rent a property with a barn and the tenant has offered to fix up the barn (on her funds) and asked if she can use it as a wedding venue. I'm ok with it assuming everything can be done above-board, safely and in a way that maintains my property value... should I? Should I charge a commission? Am I setting myself up for a liability issue even if she purchases insurance and exempts me from liability? Is there really a way out of legal liability?

Worried Landlord! 30/07/2015 at 3:35 am

My tenant has a partner who is not named on the tenancy agreement. He has set up a business (handyman service) with my property as the registered address and that business has been declared bankrupt - how am I affected as the landlord? Will this affect a credit check on the property and also was it legal for him to register the business in an address where he is not a named occupier on the tenancy agreement? I am extremely concerned that this will have repercussions on us as the owners.

TJ 29/07/2015 at 8:06 pm

Can my tenant use my property address to get a license to establish an online retail boutique. The business will be strictly online and there will be no goods store in the house. Please advise

Property Landlord

jeanniejean 25/07/2015 at 10:22 pm

The woman next door moved in with her boyfriend some time ago and now we have teh third lot of tenants in next door... the man is a "Man with a van" doing "House clearance" and his other half has a brother who also is a "Man with a van". Both of these big white vans come into the shared drive, they block my access and I have even had the Police involved as I was verbally abused. They come back every tea time and empty the vans and I thought they were putting the stuff in their own garage but its everywhere, its between their own and my garage loads of rubbish and rammed in, its all up the side of the stream banks too, bikes, wheels - you name it... Now potentially there is a rat problem due to the water nearby and the hazard of all the rubbish. I own my own home and have done so since 1985, sadly I am a widow now so no hubby to sort things out. I want to know what I can do about them "Running a business from a rented house". this house is also on the market as the owner wants to sell it since she moved in with a new partner... however it is in a bad state of repair. How I am supposed to show people around my house when the yard looks like Steptoe's Yard is beyond me. Where do I go from here.

ThePropertyLandlord Editor 13/07/2015 at 11:51 am

@Car space - if he is selling cars from home, then he would need planning permission, via a street trading license. You could either check whether he has this ( you don't say whether he is operating from a garage or his home) via your local authority. As residents, you could also complain directly to the local council or Trading Standards via whichI hope this helps.

Car space 10/07/2015 at 11:47 am

Neighbour buying and selling cars, which are parked and renovated and sold there. It is a narrow terrace cul de sac and he blocks the turning circle with cars and wheelie bins to prevent others parking or turning

facefakts 14/04/2015 at 3:41 am

MLM, Why would you report her?...trust me, the Landlord will eventually find out sooner than later and she can be evicted if there is clause in her lease stating she can't run a business on the premises. You sound like a Rat.

MLM 24/03/2015 at 3:46 pm

I know someone who is attempting to run a Salon in the basement of a house she's renting. I don't believe she's advised her landlord of this and she has not applied for a business license. Should I report her?

SCL 19/01/2015 at 1:15 pm

I am currently working full time but also have a cake decorating business which I run from my own home. I am going to be moving to rented property due to relationship breakdown, how do I get around this 'tenancy' and running a business issue from it.
Will I have to give up my cake decorating.

dilbar 06/11/2014 at 4:49 pm

If a tenant registers the property with Companies House as the address for a PLC does this invalidate the AST tenancy agreement?. Does this mean that we are likely to contravene such things as planning, Council Tax, capital gains, credit referencing for us and other tenants in HMO, etc? If the AST is contravened do we still have to give the 2 months notice?

Flick 21/10/2014 at 2:44 pm

I currently rent a property in central London, and am one of 5 tenants. I am starting a business which at this stage only involves making prototypes (nothing dangerous - just knitting kits). I want to do this from my living room.

The lease document for the property says I shall "use the property for no other purpose than that of a strictly private residence for the occupation of only the tenant and permitted occupants and not carry on at the property or allow the property to be used for any trade, profession or business".

My question is - does making prototypes count as carrying on a trade, profession or business and therefore breach the lease? We have not started selling and are still in the development stage.

Lizzie999 18/08/2014 at 9:30 am

I am wanting to set up a serviced lets business, whereby I rent apartments from a landlord, and let them out to visitors not wanting to stay in a hotel. Would a standard Shorthold tenancy agreement allow this?

bobfriend 09/07/2014 at 5:26 pm

I wonder how this affects online businesses, as this is one rapidly growing area of commerce that the law has failed to catch up with.

Let's suppose I receive most of my income from a particular website that I own; I log in from my smartphone to update and maintain the website.

How can the law say it's unacceptable to do this at home, yet I can walk outside into the street and do it and it's OK? It's a nonsense and the law badly needs to change to end any confusion to tenants, landlords and owner occupiers.

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