MSurveying
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Our specialism

Commercial-to-residential, costed properly

Converting offices and shops into homes is where generic £/ft² rates go wrong. We price the building in front of you.

13–15 Boult Street, Reading – founder's own scheme
13–15 Boult Street, Reading – founder's own scheme

What is Class MA?

Class MA is a permitted development right in England that allows many buildings in commercial, business and service use (Class E) to change to homes through prior approval rather than a full planning application. The building must meet the conditions, the council must approve certain matters, and an Article 4 direction can remove the right in some areas.

This is a general summary, not planning advice. Rules change: we check the current legislation and local position for every scheme.

Illustration of an office building converted to homes
Illustration: office to residential conversion (not an MSurveying project).

What we check for every scheme

Is it permitted development?

  • At least two years' continuous Class E use before the application
  • Article 4 directions, listed buildings and other exclusions
  • Planning history and existing conditions
  • Space standards for every new home

Prior approval matters

  • Transport, contamination and flood risk
  • Noise from nearby commercial premises
  • Natural light to every habitable room
  • Effects of homes in an industrial or service area
  • Fire safety for taller buildings
  • Ground-floor impact in conservation areas

Then 25 buildability and cost checks: utility supplies, fire separation, acoustics, means of escape, drainage, windows, asbestos, rights and more.

Where conversion budgets break

Fire separation between flats

Compartment walls and floors that existing offices were never built for.

Acoustic upgrades

Sound insulation between homes to meet Building Regulations.

New utility supplies

New electricity, water and gas connections can cost more and take longer than expected.

Windows and natural light

Replacing glazing and meeting light requirements for every habitable room.

Proof: 13–15 Boult Street, Reading

£415k

maximum bid

£350k

paid

£72/ft²

conversion cost

33.8%

profit on cost

Founder's own scheme; appraisal prepared retrospectively.

Read the case study
13–15 Boult Street, Reading – founder's own scheme – before conversion
Before · 13–15 Boult Street, Reading – founder's own scheme
13–15 Boult Street, Reading – founder's own scheme – after conversion
After · 13–15 Boult Street, Reading – founder's own scheme

Our conversion services

Before you buy · from £750 + VAT

Bid Check

Class MA screening, cost plan, appraisal and your maximum bid in 3 working days.

See the Bid Check →

Before you borrow · from £2,250 + VAT

Funding-Ready Cost Plan & Appraisal

The pack lenders and their monitoring surveyors review, in 7–10 working days.

See Funding-Ready →

Already on site? See Commercial Management

Download a sample

See exactly what you get: the full Boult Street Bid Check.

Download the sample report

Looking at a building now?

Send the particulars and floor plans for a verdict in 3 working days.

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