About
A practice that does one thing.
AnnexeCert prepares and submits lawful development certificate applications for garden annexes. Not extensions, not change of use, not general planning work. One application type, done to a standard that only comes from doing it repeatedly.
Why we exist
Two people who both say “ask someone else”.
Between them sits a decision worth tens of thousands of pounds — usually taken on something someone said at a showroom. We exist to fill that gap.
The manufacturer
“It depends on your land and household — we can’t say.” Quite rightly: it isn’t about the unit.
A general planning consultant
Mostly extensions and change of use. Might see one annexe case a year — and it shows.
How we work
Six commitments, and each one costs us something.
Principles are only worth publishing where they rule something out. Each of these does.
We tell you when the answer is no
If a case is weak, we say so and explain why — before you’ve paid us. Some conversations end there, and that’s the right outcome.Evidence over adjectives
“Fully mobile” is a claim an officer can ignore. We put dimensions, drawings and signed statements in front of them instead.A person reads everything
Our software flags what’s missing. It decides nothing. No pack leaves without someone reading it end to end.One subject, done properly
No extensions, no change of use — just garden annexes. That’s why we can name the failure points before they happen.Independent of the supply chain
No commission on unit sales and no exclusive deals. We’ll tell you if a model can’t be evidenced — even one you’ve chosen.Nothing hidden in the scope
What the fee covers is published on this site. Anything outside it is quoted before it’s commissioned, never after.
The systems behind it
Built so the boring parts can’t go wrong.
Applications are rarely lost on the argument. They’re lost on a missing scale bar or a document nobody noticed was absent. So we built software that won’t let those through.
A structured case file
Every case runs against the same evidence schedule. Documents are numbered, revised and dated automatically.Plans from surveyed data
Block plans built on licensed OS data, with distances to boundary and house calculated — not measured off a screenshot.Wording that can’t ship unreviewed
Legal wording is versioned. An unapproved version cannot be used in a submitted pack — the system refuses.A readiness check
Before a pack is finalised it’s tested against every requirement. Nothing goes out with an open item.
Limits
What we are not.
Worth stating, because a firm that appears to offer everything is offering nothing in particular.
Rather talk it through? Write to us and describe the property in your own words.
We are planning consultants, not solicitors. Title, covenants and contracts need a solicitor, and we’ll say so.
We don’t sell, supply or install annexes, and hold no interest in any manufacturer.
Enforcement cases, appeals and full planning applications sit outside this service.
We can’t guarantee a council decision — and nobody honest can.
Next step
Two minutes from you. We’ll handle the rest.
Tell us about your property and your plans. A person reviews every answer and comes back with an honest view, free. If we take your case on, we do everything from there — you hardly have to lift a finger.
Planning approval is not guaranteed — the council makes the final decision.