How much does a granny annexe cost?

At SummerHouse24, we want to ensure that almost anyone can afford a granny annexe. We offer various prices, depending on whether you want a separate bedroom, a double bedroom, a shower room, and other amenities. At Summer House 24, our granny annexe prices vary from £7,050 to £61,900.

Do you need planning permission for a granny annexe UK?

Any garden room with someone living in it will always need planning permission. You must apply for planning permission as you would for any other necessary reasons, such as building a conservatory. If not, you risk the local council requesting you remove the granny annexe. The local council will focus on whether or not the garden annexe is ancillary to your house and how large it is compared to your home and garden.

How do I avoid council tax on a granny annexe?

Unfortunately, if someone lives in your granny annexe full-time, this must be factored into your council tax. However, there are some examples of when you don't have to pay council tax on a granny annexe: If it is unoccupied If it is attached to your home If it is unable to be let separately from your home

Granny Annexe UK: Stylish Wooden Annexes for Extra Space

Granny annexe with free delivery FAQ

Granny annexe UK: Buy best flat-pack annexes online

Explore our range of granny annexes built for UK gardens. A granny annexe (also called a granny cabin, garden annexe, granny pod or granny flat) is a self-contained space in your garden with its own living area — and, in most of our layouts, a kitchen and bathroom too.

Families choose one for older relatives who want independence with support close by, for teenagers or adult children saving towards a first home, or simply for extra room to live, work and relax or rent out.

Every granny annexe for sale in our range can be viewed and ordered online, with timber log-cabin construction, added insulation and 1 or 2 bedroom layouts. We also sell larger cabins and custom-plan annexes (please reach out to us directly for a quote by phoning 20 3807 0369 or info@summerhouse24.co.uk).

The sections below take you through everything worth understanding before you buy:

how the buildings are made,
the timber we use and why it matters,
the sizes and layouts on offer,
what an annexe realistically costs,
how delivery and installation work,
and where planning permission does – and does not – come into it.

For a broader overview, see our granny annexe guide. Take your time with the detail. A granny annexe is a considered purchase, and the more you know before configuring one, the better the result.

Thinking about a granny flat in the garden?

More UK families are looking into a granny flat in the garden rather than converting part of the house or moving a relative into residential care. The appeal is easy to understand: a garden granny flat delivers independent living space without disrupting your existing home, without a lengthy build, and at a fraction of the cost and upheaval of a full extension or a move.

Our preferred term is granny annexe, but a garden granny flat, a granny flat in garden settings and a granny annexe all describe the same thing: comfortable, self-contained accommodation just steps from the main house. Whichever term you use, the considerations are identical – size, layout, insulation, services and planning – and the rest of this page applies whatever you happen to call it.

The one thing worth flagging early is that “flat” implies a genuinely independent dwelling, and how independently the building is used affects its planning status. If the intention is fully separate living, read the planning section carefully; if the annexe will be used in connection with the main house by a family member, the position is usually more straightforward. Either way, get the use clear in your own mind before you buy, because it shapes almost every other decision.

Granny annexe buildings in UK – direct from manufacturer

As a direct manufacturer, we design and build the granny annexe buildings UK customers order from us. There is no reseller in the middle adding a margin, which means the price you pay reflects the building itself rather than a chain of intermediaries.

It also means we control the specification from the ground up – the timber, the joinery, the wall construction and the finish – rather than reselling whatever a third party happens to supply.

What sets us apart most is the timber. We use premium Nordic spruce, slow-grown in a cold northern climate so the growth rings sit tight and close together. That density is what gives the wood its stability, its strength and its natural resistance to movement.

Every batch is carefully sourced and quality-controlled by our own team before it goes anywhere near a finished building, and timber that does not meet the grade does not get used.
summerhouse24 side by side timber comparison
In the photo above: On the left, extremely dense Nordic Spruce timber from Summerhouse24. On the right, cheap fast-grown timber from a competitor.

Timber quality matters far more than most buyers realise, because most of the price of a log cabin annexe comes down to the quality of the wood.

It is easy to make a cabin look appealing in a photograph; it is much harder to make one that stays true for decades. Thin, fast-grown or poorly graded timber is where corners get cut. It warps as it dries, it splits along the grain, it lets draughts and heat through the joints, and it needs far more maintenance to keep it sound.

A building made from good, well-seasoned, correctly graded timber behaves in the opposite way: the walls stay square, the doors and windows keep closing cleanly, and the structure holds its shape through years of British weather.

That is exactly why it pays to choose a provider like Summerhouse24 that does not cut corners on the material that determines everything else. When you compare two annexes of the same size and one is noticeably cheaper, the difference is almost always in the wood – its thickness, its grade and how it has been dried. We would rather be honest about that than compete on a headline price that hides a compromise you only discover after a couple of winters.

From classic log-cabin looks to contemporary granny annexe designs with cleaner lines and larger glazing, we believe these are among the best granny annexes UK buyers can order online.

Whichever style you choose, the building underneath is held to the same standard, and every garden annexe leaves us built the way we would want one built for our own family.

Garden annex for sale

Browse our garden annex for sale online. Each granny annexe for sale can be configured to your requirements and ordered directly, with delivery and installation available across the UK. If you are not sure which model suits your garden or your budget, our team is happy to talk it through before you commit.

Log cabin granny annexe

A log cabin granny annexe combines the natural warmth of timber with modern insulation, glazing and finishes. It is a form of construction that has been used across northern Europe for generations precisely because it works: solid timber walls are strong, they breathe, and they hold heat well when the building is specified correctly.

Our wooden granny annex buildings use thick, machined timber sections that interlock along their full length, so a log cabin granny annexe looks good in every season and holds its heat rather than leaking it. The joints are cut to close tolerances, which is only possible when the timber itself is stable enough to machine accurately – another reason the quality of the wood underpins everything.

If you want a timber garden annexe, or a log cabin annexe for garden use specifically, our flat-pack annexe gives you a building that is quicker to put up than a masonry equivalent and far less disruptive to your garden while it goes in. There is no lengthy wet trade, no drying-out period and very little waste left behind.

A log cabin granny annexe is built to last, and with straightforward maintenance it will stay sound and attractive for decades – even generations – rather than years.

Timber also gives you something masonry cannot: a building that feels warm the moment you walk into it. Wood is a natural insulator, it regulates humidity, and it has a character that drywall and blockwork simply do not. For a space that a relative or guests will spend real time in, that matters as much as the technical performance.

Log cabin annexe construction and wall thickness explained

One of the most useful things to understand before buying is how an annexe is actually built, because the walls and the insulation are where comfort and running costs are really decided. Two buildings can look almost identical from the outside and perform completely differently once you are inside them in January. Here is how our annexes are built.

Solid Nordic spruce walls. Our annexes are built from solid, interlocking Nordic spruce logs, machined to close tolerances so the sections lock tightly together along their full length. The standard for the range is 70 mm timber, with 58 mm and 44mm used on some of the more compact models that you may find in our garden rooms category.

The thicker the timber, the more robust the building, the more thermal mass it carries and the better it holds heat – which is why 70 mm is the workhorse of the range. Solid timber walls are strong, they breathe, and they have a warmth and character that no panel product can match.

Glulam for the largest builds. Across the wider log cabin range we also offer 88 mm glulam (glue-laminated) timber – engineered by bonding layers of spruce so the wall is exceptionally stable and resistant to movement. If you are looking at a larger building and want the most substantial wall we make, it is worth asking whether glulam suits your model or choosing the wall thickness upgrade when ordering online.

Insulation is added as a kit, not a different wall. The most important thing to understand is that you make an annexe warm for year-round use by adding one of our insulation kits at the point of installation. Fitting insulation during the build is far easier and more cost-effective than retrofitting it later, and it is the single decision that most affects how comfortable and economical the finished building is to use. The two kits, and exactly what each includes, are set out in the insulated garden annexe section below.

Wall thickness works together with the timber grade, and the two should always be read as a pair: a thick wall made from poor wood is still a poor wall. The reason our timber performs so well is that the spruce going into it is dense, slow-grown, stable and correctly dried – the quality story from the sections above, carried right through to the walls.

When you compare our buildings, or compare us with another supplier, look at the timber and the wall thickness together, and then at what insulation is included, rather than at the headline dimensions alone. The dimensions tell you how much space you get; the construction and insulation tell you how the building will actually behave.

When you configure an annexe with us, our team can talk you through the timber, the model and the insulation kit that suit your intended use and budget. If the building will be lived in through the colder months, the guidance is simple: insulate. It is the decision buyers are most glad they made and least likely to regret.

Granny pod UK

A granny pod is a compact, self-contained garden building designed for independent living close to family. It is the smaller end of the annexe spectrum – everything a single occupant needs, in a footprint that fits comfortably into an ordinary garden. Our granny pod UK range gives you a smaller building than a full two-bedroom annexe while keeping the comforts that make it feel like a proper home rather than an outbuilding.

A granny annex pod suits gardens where space is tight, and a backyard granny pod can be sited close to the main house so that help is never far away – which is often the whole point. For an elderly parent who values their own front door but wants family within reach, the pod format strikes a balance that a spare bedroom in the main house rarely can.

Many buyers choose a garden granny pod as a cost-effective first step, then specify a granny pod with bathroom and kitchen for full independence. Compact single-occupant models such as the “Stefan 3” (27 m²) or “Sweden G” (27 m²) show what is possible in a small footprint.

A small garden annex or granny annex pod works well for a single occupant, giving them a bedroom, a living area, and their own washing and cooking facilities without more space than they need to heat and maintain. Every granny pod for sale can be configured online, and these compact garden buildings are one of our most popular options precisely because it does so much in so little ground.

Do not mistake compact for basic. A well-specified pod can be every bit as warm, well-finished and comfortable as a larger annexe – it simply asks less of your garden and your budget.

Garden annexe with a bathroom & kitchen, self-contained annexes

For true independence, choose a garden annexe with bathroom and kitchen facilities. This is what separates an annexe from a garden room: the occupant can cook, wash and live entirely within the building rather than relying on the main house.

Please note that Summerhouse24 provides annexes that can fit a kitchen and a bathroom, but does not supply the fittings.

Our buildings can be specified as a garden annexe with kitchen and bathroom, as a granny annexe with bathroom and kitchen, or – where a simpler set-up is enough – as a garden annex with toilet only.

A fully fitted garden annexe with bathroom means your relative has everything they need in one self-contained space: somewhere to sleep, somewhere to sit, a kitchen to prepare meals, and their own bathroom rather than a shared one across the garden.

It is worth planning the services early. A kitchen and bathroom mean water supply, drainage and electrical connections, and these are far easier to design in from the start than to retrofit. When you configure your annexe, tell us how the space will be used and we can advise you on the best options, so the finished building works the way the occupant needs it to from day one.

Self-contained garden annexes

A self-contained garden annexe has its own entrance, living area, kitchen and bathroom. It is in effect a compact, standalone home, or an annex garden house in miniature. Everything the occupant needs is inside the building, and nothing depends on walking back to the main house.

Because it stands alone, a self-contained garden annexe gives occupants genuine privacy and independence. For an older relative, that independence is often as valuable as the practical support of having family nearby. They keep their own routines, their own space and their own front door.

For adult children, it offers a stepping stone between the family home and a place of their own. And in day-to-day terms, self-contained garden annexe cost is frequently lower than the cost of extending the main house to create the same accommodation, without the months of disruption a full extension brings (there is a detailed breakdown further down this page).

Self-containment is also what determines how planning rules treat the building, so it is worth reading the planning section below alongside this one before you settle on a layout. How independently the annexe will function has a direct bearing on whether consent is needed.

Sizes: 1 & 2 bedroom garden annexes

We offer both 1 bedroom garden annex layouts and larger family options, so the building can be matched to who will actually live in it.

A compact one-bed annexe design suits a single relative perfectly: a bedroom, a living area, a kitchen and a bathroom, all easy to heat and easy to keep.

Going up in size adds a second bedroom, a larger living area and more storage, which changes what the annexe can do. If your needs run larger still, it is worth looking beyond the annexe range at our bedroom cabins and large log cabins, which offer more substantial, residential-style buildings. And, remember, if you need any special modifications we can easily customise most existing models at a very reasonable price or manufacture complete bespoke log cabin annexes as well.

Choosing a size is really about anticipating use. A single occupant rarely needs two bedrooms, and an oversized annexe costs more to buy, more to heat and takes more of your garden. On the other hand, a second bedroom is invaluable if the occupant needs a live-in carer, if a couple will use the space, or if you want the flexibility to use it as guest accommodation later. Think a few years ahead when you decide, not just about the immediate need.

2 bedroom garden annex

A 2 bedroom garden annex is ideal for couples, or for a relative who needs a carer’s room or a guest space alongside their own bedroom. Layouts such as the two-bedroom “Ireland” (43 m²) or “Holiday K” (40 m²) are a good place to start. It is also the most flexible layout in the range: what starts as accommodation for a parent can later become a guest suite, a home office with a spare room, or independent space for an adult child.

See how 2 bedroom granny annexe cost compares in the pricing section below. It sits at the upper end of the range, but a 2 bedroom garden annex often offers the best space-to-value ratio, because the cost of the extra floor area is modest relative to the fixed costs of any annexe (the base, the delivery, the kitchen and bathroom fit-out). If your budget stretches to it and your garden has room, the two bedroom annexe is frequently the sensible long-term choice.

Insulated garden annexe: which insulation kit do I choose?

Every building can be specified as an insulated garden annexe for year-round use, and for any annexe that will be lived in day to day, insulation is the specification that matters most. A well-insulated granny annexe keeps heat in during winter and stays comfortable in summer, which means lower heating bills, a more pleasant space to be in, and far less reliance on running heaters at full tilt through the cold months.

Rather than leave you to piece insulation together option by option, we have streamlined it into two recommended kits, both fitted at the point of installation – which is significantly easier and more cost-effective than retrofitting later. Both kits include our Hansa ISO Window & Door Insulation System as standard.

Floor & roof insulation kit

Our most popular option, and the right choice for a comfortable multi-season annexe. It adds 25 mm rigid insulation boards between the foundation beams to stop heat escaping through the floor, and a “warm roof” structure of 25 mm insulation boards and 11 mm OSB sheets to close off heat loss through the roof.

Together with the Hansa ISO system, it makes a real difference through the chill of autumn and spring and helps keep the space cooler in summer.

Full insulation kit (floor, roof and walls)

Our premium, all-season solution, specified to keep the annexe cosy through the depths of winter and pleasant in summer heat. It includes the floor and roof insulation above, plus an external wall insulation system built onto the outside of the cabin: sturdy 95 × 45 mm insulation supports, high-performance 100 mm Rockwool panels, a wind barrier, external tongue-and-groove spruce cladding boards (18 × 113 mm), and all the necessary window and door reveals and metal sills. This is the kit to choose if a relative will live in the annexe day to day, year round.

Hansa ISO window & door insulation system (included in both kits)

Because timber naturally expands and contracts through the seasons, the building has to be able to “float”, so small voids are deliberately left around window and door units, which are rigid.

Left as they are, those concealed voids are a weak point for draughts and driving rain. The Hansa ISO system fills them with a flexible, breathable, high-thermal-efficiency foam that seals the gap while still allowing the wood to move, and it will not hold moisture. It is particularly effective against strong wind and rain, and it comes as standard with either kit.

Glazing and heating

Our windows and doors are double-glazed as standard, which keeps the warmth you generate from leaking straight back out. And because a well-insulated annexe needs surprisingly little heat to stay comfortable, most owners find good-quality electric heaters more than enough for the coldest days. The better the insulation, the less the heating has to do and the cheaper the building is to run.

Choose your insulation kit at the point of order, or contact us and our team will help you match the right kit to your climate and how you plan to use the building.

The rule of thumb is simple: if anyone will spend long periods in the annexe, and especially if they will be there through winter, go for the full insulation kit. It is the upgrade buyers thank themselves for.

Prefab & flat-pack granny annexes

Our buildings are supplied as high-quality prefab garden annex kits – engineered off-site to precise tolerances, then delivered for assembly on your prepared base. Prefabrication is not a compromise; done properly, it is the reason the buildings go up quickly, cleanly and consistently, with the accuracy that comes from machining timber in controlled conditions rather than cutting it in a muddy garden.

A high-quality prefab annex build avoids the mess, noise and open-ended timescales of traditional construction. There is no lengthy sequence of wet trades, no skip parked outside for weeks, and no drying-out period before the space is usable. A prefab granny annexe UK arrives as a set of pre-cut, clearly identified components ready to assemble on your base, which is what makes installation measured in days rather than months.

If you are weighing up a cheap garden annex, it is worth remembering the distinction the construction and timber sections make above: a well-built prefab garden annex lasts decades, whereas the cheapest options on the market cut cost exactly where it does the most long-term harm, in the wood and the construction.

A self build granny annexe UK is possible for the practically minded, but our prefab garden annexes with the choice of professional assembly if you prefer – is the most reliable way to get a durable result without surprises.

Flat pack granny annexe UK

Our flat pack granny annexe kits are pre-cut and numbered for straightforward assembly, supplied with full instructions and with support from our team throughout. For buyers who want to keep costs down and are comfortable with construction, self-assembly is a genuine option. For everyone else, our assembly service takes the whole job off your hands – more on that in the delivery and installation section below.

Choosing the right granny annexe for your family

With a range this broad, the hardest part is often narrowing it down. A few questions cut through most of the choice and lead you to the right building quickly.

Who will use it, and for how long? A single relative for the foreseeable future points towards a compact one-bed or a pod. A couple, a relative plus a carer, or a space you want to repurpose later points towards a two-bed, or a larger family layout such as the “Holiday D” (50 m²) or “Dune” (67 m²). Buy for the medium term, not just the immediate need – the extra room is cheap relative to the cost of moving up a size in a few years’ time.

How much of the year will it be in use? Occasional guest use has different requirements from daily, year-round occupation. The more the building will be used, and the colder the months it will be used in, the more you should invest in insulation and glazing rather than cosmetic extras. This single decision affects comfort and running costs more than any other.

What is your realistic total budget? Not just the kit, but the base, delivery, assembly and services too. Being honest about the whole-project number from the outset lets you specify sensibly rather than over-committing on the building and running short on the fit-out.

What does your garden allow? Available space, ground conditions, access for delivery, and proximity to boundaries all shape what is possible. The siting section below covers this, and it is worth checking before you fall in love with a particular footprint.

How independent does the accommodation need to be? Fully self-contained living has cost, service and planning implications that a simpler space does not. Get this clear early, because it feeds into the layout, the services and the planning position all at once.

If you work through those five questions, you will usually find the field narrows to two or three models. From there, our team can help you make the final call – and there is no substitute for looking at the specific layouts in the range with your own situation in mind.

Styles and design: classic and contemporary. Interiors, kitchens and bathrooms.

Our granny annexes come in two broad design directions, and both are built to the same standard underneath. The choice is about how the building looks in your garden, not how well it performs.

Classic log cabin style annexe

The traditional look: natural timber, apex or pitched roofs, and the warm, familiar character of a proper log cabin. A classic granny annexe sits beautifully behind a period property or in an established, planted garden, and it is the style many people picture when they think of a timber building. It ages gracefully and feels instantly at home in a traditional setting.

Contemporary granny annexe

For modern gardens and newer properties, our contemporary granny annexe designs offer cleaner lines, flat or low-pitch roofs, vertical cladding and larger expanses of glazing. The result is bright, architectural and current, and it complements a modern house far better than a traditional cabin would.

It’s worth mentioning that most cabins can achieve a more contemporary look once insulation and cladding is added on the outside of the timber structure.

Contemporary garden annexe models tend to make the most of natural light, which suits a building used as a studio or office as well as living space.

Beyond the overall style, the details are yours to shape: roof covering, the size and placement of windows and doors, whether to add a covered terrace or veranda, and the exterior finish.

A terrace in particular is worth considering – it extends the usable space, gives the occupant somewhere to sit outside their own front door, and lifts the whole building visually for a modest cost.

If you are also considering a building purely for work or leisure rather than accommodation, it is worth looking at our garden rooms and garden offices alongside the annexes, since the design language carries across the ranges.

Interiors, kitchens and bathrooms

The shell is only half the building. How it is fitted out inside determines how well it works day to day, and it is worth as much thought as the exterior.

Kitchens
Anything from a compact kitchenette for a single occupant to a full kitchen for a couple or a family space. What matters is matching the kitchen to the cooking the occupant actually does, and planning the water, drainage and electrical supply to suit. A kitchen is one of the elements that turns a garden room into a genuinely independent annexe.

Bathrooms
A private bathroom is the other. Options run from a simple shower room and WC to a full bathroom, and again the services need designing in from the base stage. For an older occupant, think about accessibility early — level access, grab rails and a walk-in shower are far easier to build in than to add later.

Heating
A well-insulated annexe needs little heating, and electric systems are the simplest to install and control. Match the heating to the insulation: get the building envelope right and the heating requirement – and the running cost – falls away.

Flooring, storage and finishes
These are where the interior starts to feel like a home rather than a unit. Sensible built-in storage keeps a compact space liveable; good flooring and finishes make it somewhere a relative is genuinely happy to spend time. None of it needs to be extravagant, but it should be considered.

Accessibility
If the annexe is for an older or less mobile relative, design for how they will live in it now and in future: level thresholds, doorway widths, a layout that works with a walking aid, and a bathroom that is safe and easy to use. Tell us if accessibility is a priority and we will help you specify accordingly, including bespoke options where a standard layout will not do.

Fit-out work

Plumbing, electrics, kitchen and bathroom installation is carried out by qualified trades once the shell is up, and is usually arranged locally. Planning it in parallel with your build means the annexe is ready to live in soon after it is assembled, rather than standing empty while the interior catches up.

Bespoke granny annexes

Not every garden, budget or family fits a standard model –and when a stock layout will not quite do, ordering a bespoke annexe is far more straightforward than most people expect.
Summerhouse24 has some of the best bespoke log cabin and annexe pricing in the UK. Because we are the manufacturer, changes are made in-house rather than negotiated through a third party, which keeps the process simple and the pricing transparent.

Our bespoke manufacture service lets you start from one of our existing models and adapt it, or work something up to your own requirements from scratch. Common changes include adjusting the overall dimensions to fit an awkward plot, moving or adding internal walls to change the room layout, repositioning windows and doors, adding a terrace or veranda, or switching the roof style. If it is structurally sound and within the relevant regulations, it can usually be done.

The process is deliberately easy. You tell us what you have in mind – a sketch, some measurements, or simply a description of how the space needs to work – and our team advises on what is feasible and how it affects cost and lead time. We then prepare a quote, and once it is agreed the building is manufactured to your specification and delivered like any other, as a pre-cut kit ready to assemble on your base.

For a granny annexe in particular, this flexibility is worth having. Accessibility features for an older relative, a layout built around a carer’s room, or a footprint shaped to your exact garden are all achievable, and specifying them from the outset is far better than compromising on a standard model and adapting later. If none of the standard layouts is quite right, ask us – a bespoke annexe is often closer, and more affordable, than you would think.

Foundations and base preparation

Every annexe needs a level, stable, load-bearing base, and getting this right is the single most important piece of preparation you will do. The base is not glamorous and it is easy to underestimate, but the building’s longevity depends on it. A structure sitting on an uneven or poorly drained foundation will move, and movement is what causes doors to stick, joints to open and problems to appear over time.

The base does three jobs: it spreads the weight of the building evenly, it keeps the timber up off the ground and away from standing water, and it gives you a dead-level platform to build on. There are several ways to achieve this, and the right one depends on your ground, your budget and the size of the annexe:

Concrete slab

A reinforced concrete slab is the most common and most robust option. It provides a solid, level, durable platform suited to buildings of any size, and it is the default choice for a larger or fully self-contained annexe.

Concrete pads or piers

For some buildings, a grid of concrete pads or piers can support the structure while allowing air to circulate underneath, which helps keep the timber dry. This can be more economical than a full slab on suitable ground.

Screw piles or ground screws

Ground screws are driven into the earth to create a level platform without the concrete, which means less excavation, faster installation and easier removal later. They suit sloping or awkward sites and are a good option where you want to minimise groundworks.

Existing hardstanding

If you already have a suitable, level, load-bearing surface, it may be usable – but it must be genuinely level and sound, so always have it assessed rather than assumed.

Drainage matters as much as level. The base should shed water away from the building, not hold it against the timber, and the surrounding ground should be graded so that rain runs off rather than pooling. Where the annexe has a kitchen or bathroom, foul drainage and water supply need to be planned into the base stage too, because running services is far simpler before the building goes up than after.

We will advise on the base your chosen model requires and the specification it needs to carry. Base preparation is usually arranged separately from the building itself – either through your own groundworker or through arrangements we can discuss – but do not treat it as an afterthought. Time and care spent on the foundation is repaid for the entire life of the annexe.

Delivery and installation

Once your base is ready, the annexe is delivered to site as a flat-packed kit and assembled on the base. Here is what to expect, so there are no surprises on the day.

Lead times

Production and delivery times vary by model, specification and time of year. In-stock buildings move fastest; bespoke or heavily specified models take longer. We will give you a realistic timeframe when you order (see our delivery information for how delivery works), and we would always rather quote an honest lead time than an optimistic one you end up waiting past. If you need the building sooner, our fast-delivery models are held in stock and move fastest of all.

Delivery

The kit arrives by road, and the components are offloaded at your property. It is worth thinking about access in advance – a large kit needs room to be delivered and set down, and the delivery vehicle needs to be able to reach you.

Narrow or awkward access

One real advantage of a flat-packed building is that it copes with access that a pre-assembled structure never could. Because the annexe arrives in components rather than as a finished box, the parts can be carried through a house, down a side passage or across a garden to reach a plot that a lorry could never get to directly. If your access is tight, tell us before you order and we will help you plan the route.

Assembly

Many of our buildings can be assembled by a competent team following the supplied instructions, and self-assembly keeps costs down. If you would rather not tackle it yourself, our assembly service puts an experienced crew on the job, which is the route most buyers of larger or fully fitted annexes choose.

Assembly time depends on the size and specification of the building, but a typical annexe goes up in a matter of days rather than weeks.

Services and fit-out

Connecting water, drainage and electricity, and fitting out a kitchen or bathroom, is work for qualified trades and is usually arranged locally. Plan this in alongside delivery so that the trades are lined up for when the shell is complete, rather than leaving the building standing empty while you find them.

If you tell us how your site is laid out and how you would like the work handled, we can talk you through the most sensible sequence for your particular project before you commit to a date.

Siting your annexe in the garden

Where you put the annexe is a decision worth making carefully, because it affects planning, services, comfort and the finished look all at once.

Boundaries
Position relative to boundaries feeds directly into the planning picture — buildings close to a boundary, or prominent from the street, are more likely to attract attention or require consent. Check the planning section below and confirm your position before you settle on a spot near a fence or wall.

Access and installation
The building has to be delivered and assembled, so leave room to work and think about how components will reach the site. As covered above, flat-packed delivery copes with tight access, but the assembly location still needs space around it.

Services
The nearer the annexe is to existing water, drainage and power, the simpler and cheaper the connections. Running services a long way up the garden adds cost and disruption, so factor the distance in when you choose the spot.

Orientation and light

Think about where the sun falls. Positioning living areas and the main glazing to catch daylight makes the interior brighter and warmer and reduces what you spend on lighting and heating. A little planning here pays off every day the building is used.

Ground and drainage

Level, well-drained ground makes for a simpler, cheaper base. Low-lying or waterlogged spots are worth avoiding or addressing at the base stage, because keeping water away from the timber is fundamental to the building’s longevity.

The view and the garden

Finally, the annexe should enhance your garden rather than dominate it – both for the occupant, who will look out at it every day, and for the main house. A well-sited, handsome timber building becomes an asset to the whole plot.

We are happy to talk through siting when you order, and to flag anything about a proposed position that is worth checking before you commit.

Care, maintenance and longevity

A timber annexe is a long-term building, and with sensible, low-effort maintenance it will stay sound and good-looking for decades. Timber is a natural material, so it does ask for a little attention – but far less than people fear.

Timber treatment

The exterior timber should be treated to protect it from moisture and UV, and then re-treated periodically to keep that protection topped up. How often depends on the product used, the exposure of the building and the finish you want to maintain, but a coat every few years is typical. We would generally recommend a good-quality, water-based exterior treatment: modern water-based products are lower in VOCs than traditional solvent-based ones, they are pleasanter and safer to apply, and they perform excellently on exterior timber. Whichever finish you choose, follow the manufacturer’s guidance on coverage and timing.

The first treatment

Treat the timber promptly after installation to get protection on before the weather works on bare wood.

Routine checks

A quick seasonal look-over catches small things before they become problems: clear leaves and debris off the roof and out of any guttering so water drains freely; check that the ground around the base still sheds water away from the building; make sure doors and windows are closing cleanly and adjust or lubricate as needed; and keep an eye out for any timber that looks like it is due its next coat.

Ventilation and interiors

Good ventilation keeps the interior healthy, particularly in a building with a kitchen or bathroom where moisture is generated. Sensible airflow and heating prevent condensation, which is the main thing to manage in any well-sealed, insulated space.

Longevity

Timber that is well made to begin with and looked after in this straightforward way lasts a very long time. This is where the quality of the original wood pays off again: good timber holds a finish better, moves less, and rewards maintenance rather than fighting it. A cheap building demands more upkeep and gives less back; a well-built one asks little and stands for the long term.

None of this is onerous. The maintenance a granny annexe needs is comfortably within the reach of any homeowner, and it is a small price for a building that can serve your family for a generation.

Energy efficiency and running costs

The purchase price is one number; the cost of running the annexe year after year is another, and it is worth thinking about both. The good news is that the two are closely linked – the choices that make an annexe cheaper to run are made at the point of purchase, so a little more spent on the envelope pays back over the life of the building.

Insulation is the lever

A well-insulated annexe holds the heat you put into it, so it needs far less heating to stay comfortable. An under-insulated one loses heat as fast as you generate it, and the running cost shows it every winter. This is why the insulation kit and the timber matter so much: they are the difference between a building that is cheap to keep warm and one that is expensive to keep bearable.

Glazing and draughts

Double glazing and well-sealed doors keep warmth in and cut the draughts that make a space feel cold even when the heating is on. For a building in daily use, upgraded glazing is a sensible economy over time.

Right-sizing

A bigger annexe costs more to heat, so matching the size to the actual need keeps both the purchase price and the running cost down. Buying more space than the occupant uses means paying to heat empty rooms.

Heating choice

Efficient, well-controlled heating in a well-insulated building keeps bills modest. Electric heating is simple and controllable; the key is that the better the insulation, the less the heating has to do, whatever system you choose.

Specify the envelope well and a granny annexe can be genuinely economical to live in – comparable to a well-insulated room in the main house rather than the money-pit an old, draughty outbuilding would be. If keeping running costs low is a priority, tell us, and we will steer the specification accordingly.

Garden annexe cost & prices

Garden annexe cost depends on size, layout and specification, so the honest answer to “how much is an annexe” is always “it depends” – but this section breaks down what it depends on, so you can budget realistically rather than being caught out.

What drives the price
In rough order of impact, the main cost factors are size (floor area), wall construction and insulation level, the number of bedrooms and bathrooms, glazing and door upgrades, and any extras such as terraces, upgraded roofing or a full kitchen and bathroom fit-out. Two annexes of the same footprint can differ substantially in price once the specification diverges, which is why comparing headline dimensions alone is misleading.

Relative pricing across the range

As a guide: a compact studio or pod sits at the entry level; a one-bedroom annexe steps up from there and 2 bedroom granny annexe cost is at the top of the range, reflecting the extra floor area and the second room.

Current from-prices for each model are shown on the individual product pages, and the online configurator lets you see how each option changes the total as you build your specification.

Our cheapest annexes start at £12,250-£12,900 for the base model, which includes free delivery in most of the UK. Insulation adds about £6,900, roofing and guttering an approximate £1,200. If you also want to order installation, that adds about £2,410.

What is and is not included

Be clear about the full project cost, not just the building. The kit price covers the annexe itself. Separately, you will usually need to budget for the base and any groundworks, delivery, assembly if you are not building it yourself, and connecting and fitting out services (electrics, water, drainage, kitchen and bathroom). Factoring these in from the start avoids the common mistake of budgeting for the building and being surprised by the surrounding costs.

How much to build an annex in the garden, versus the alternatives. If you are asking how much to build an annex in the garden, a prefab timber building is usually the most cost-effective route to independent accommodation – and typically cheaper than a comparable brick extension of the same footprint, without the extended build time and disruption.

Compared with the ongoing cost of residential care, an annexe that keeps a relative at home can represent a very different kind of value again, though every family’s circumstances differ. See the FAQ for more on how much it costs to build a granny annexe, and the comparison sections below for how an annexe stacks up against an extension and against a static caravan.

VAT and finance

Prices should always be checked as shown at the point of purchase, including how VAT is applied. If you need to spread the cost, ask us about the finance options available – see the FAQ for more.

The sensible way to arrive at a firm number is to configure the model you like with the specification you actually need, which gives you a real total rather than a guess. If you would like help getting to that number, our team can work through it with you.

Sustainability and responsibly sourced timber

A timber annexe is, by its nature, one of the more sustainable ways to add living space. Timber is a renewable material, and building with wood stores carbon rather than releasing it the way carbon-intensive masonry and concrete construction does. A prefab timber building also generates far less waste on site than a traditional build, and produces very little of the spoil, packaging and offcuts a wet-trade construction leaves behind.

The sourcing of the wood matters as much as the choice of wood. Our Nordic spruce is slow-grown in managed northern forests, where responsible forestry means trees are replaced and the resource is maintained for the long term. Slow growth in a cold climate is not only better for stability and strength – the qualities the timber sections above describe – it is also a sign of timber taken from well-managed, sustainable sources rather than fast-grown plantation stock.

There is an efficiency argument too. A well-insulated annexe uses less energy across its whole life, so the building’s environmental cost is not just in how it is made but in how little it consumes once it is standing. And because a well-built timber annexe lasts for decades and can change use over its life – even, in some cases, be moved or removed – it avoids the waste of a building that has to be demolished when needs change.

None of this is greenwash: it is simply how good timber construction works. If sustainability is part of why you are considering an annexe, it is one of the format’s genuine strengths.

Garden annexe vs a home extension

Many people considering an annexe are also weighing up a traditional home extension, so it is worth setting the two side by side honestly. Both add usable space; they do it very differently.

Cost

For a comparable amount of accommodation, a garden annexe is usually the more affordable option. A brick-and-block extension involves foundations, structural work, wet trades, roofing tied into the existing house, and a long sequence of skilled labour – all of which adds up. A prefab annexe delivers self-contained space for less, in most cases.

Time and disruption

This is where the gap is widest. An extension means weeks or months of construction attached to your home, with the noise, dust and upheaval that come with it. An annexe is built off-site and assembled on a prepared base in a matter of days, so your house carries on as normal throughout and your garden recovers quickly.

Independence

An extension is part of the main house and shares its services and, usually, its access. An annexe stands alone with its own entrance, which is exactly what makes it suitable for a relative who wants genuine independence rather than a bedroom down the corridor.

Flexibility

An extension is permanent. An annexe can change use over the years – from accommodation for a parent, to a home office, to guest space, to income – and some types can even be removed or relocated if your needs change entirely.

Planning and building regulations

Both routes can involve planning permission and building regulations depending on size and use, so neither is automatically simpler on that front. The planning section below covers how this works for annexes specifically.

Where an extension wins is when you genuinely want more space integrated into the main house – a bigger kitchen, an extra bedroom off the landing – rather than separate accommodation. For independent living space, though, an annexe is usually the faster, cheaper and more flexible answer.

Annexe vs granny pod vs static caravan

It also helps to understand where a timber annexe sits against the other options people consider for garden accommodation.

Annexe vs granny pod

These are points on the same spectrum rather than different things. A granny pod is simply a compact annexe – smaller, cheaper, ideal for a single occupant. A full annexe offers more space, more bedrooms and more flexibility. Choose the pod if the need is modest and the garden is small; choose the larger annexe if you need room for a couple, a carer, or future flexibility.

Annexe vs static caravan

A static caravan can be cheaper up front and is a genuinely mobile structure, which is why it is sometimes suggested for garden accommodation. The trade-offs are real, though: caravans are typically less well insulated, less durable and much less attractive than a well-built timber annexe, and they can affect the look and value of a property in a way a handsome timber building does not. A timber annexe is designed to be a lasting, comfortable part of your garden rather than a temporary unit. Note that the “caravan” classification is sometimes used in planning discussions – the planning section below explains that carefully, because it is more nuanced than it is often made to sound.

The right answer depends on budget, on how long the accommodation is needed, and on how much the appearance and longevity of the building matter to you. For most families creating lasting space for a relative, a well-specified timber annexe is the option they are happiest with over time.

Adding value and renting out your annexe

Two questions come up again and again: will an annexe add value to my property, and can I rent it out? Both have honest answers worth understanding before you buy.

Does an annexe add value and how much?

A well-built annexe can add value to a property and widen its appeal to future buyers, because it offers flexible accommodation that many households want – for relatives, for working from home, or for guests. How much value it adds genuinely depends on the property, the location, the quality of the building and whether it is self-contained, and you should treat any single headline percentage with caution: figures quoted around the industry vary widely and are not a promise. If value uplift is central to your decision, the sensible step is to ask a local estate agent or valuer what an annexe would realistically do for your particular property, rather than relying on a generic number.

Renting out an annexe

It is often possible to let an annexe, either long term or as short-stay accommodation, and for some owners the rental income is part of the appeal. But letting changes things in ways you must plan for. It can alter the planning position, because an annexe let as a fully independent dwelling is treated very differently from one used in connection with the main house – see the planning section below. It can bring the building within its own council tax band or business rates depending on how it is used. And short-stay letting in particular may carry additional local rules. If letting is your goal, say so before you buy so we can advise on specification, and take proper planning and tax advice for your area. Going in with clear eyes is far better than discovering the constraints after the building is up.

Council tax. A self-contained annexe used as separate accommodation may attract its own council tax band, though discounts and exemptions apply in some cases – for example, where the annexe is occupied by a dependent relative. The position varies, so check with your local council – and see our granny annexe council tax guide – for your specific circumstances.

Planning permission for a granny annexe in the garden

The latest government figures show that UK councils approve about 90% of householder planning applications, and about 93% are decided within eight weeks.

Planning is the area where buyers most want clarity and where, frankly, a lot of what is written online overstates the case. Here is a careful, honest account. It is general information rather than advice for your specific situation, and the golden rule underneath all of it is simple: check with your local planning authority before you build.

We want to assure anyone needing or considering getting permission, that the modern process is straightforward and usually completed without any hitches.

Ancillary use and permitted development

The key distinction in planning terms is between an annexe used in connection with the main house – for example, accommodation for a family member that remains part of the same household and shares the property’s use – and an annexe used as an entirely separate, independent dwelling. Ancillary buildings within the grounds of a house can, in many cases, fall under permitted development, meaning full planning permission is not required. This is the situation many granny annexe buyers are in, and it is often more straightforward than people expect.

Where full permission is usually needed

If the annexe will function as an independent dwelling – fully self-contained, occupied by someone who is not part of the main household, or let out – it will generally need planning permission. Size, siting and use all feed into this: larger buildings, buildings positioned prominently or near boundaries, and buildings on designated land (conservation areas, national parks, listed-building curtilages and the like) are more likely to require consent. Wondering can I build a granny annexe in my garden without permission? The honest answer is that it depends on your specific building and how it will be used, which is exactly why a blanket “no permission needed” claim should be treated with caution.

A word on the “mobile home” and Caravan Act route. You will see it claimed that garden annexes avoid planning permission because they qualify as caravans or mobile homes under caravan legislation. There is a genuine legal basis to this – our granny annexe Caravan Act guide explains it in full – a structure that meets the statutory size and mobility criteria, and that is used ancillary to the main dwelling, can in some circumstances be sited without planning permission.

But it is not the blanket exemption it is sometimes presented as. The building has to genuinely meet the legal definition, the use has to be genuinely ancillary, and local authorities can and do take a view on whether a particular set-up qualifies. Treating it as an automatic loophole is risky. If this route is relevant to you, get it confirmed for your specific building and plot rather than relying on a general claim.

Building regulations are separate

Planning permission and building regulations are two different things, and it is a common mistake to conflate them. Even where planning permission is not required, building regulations may still apply – particularly to a self-contained building with sleeping accommodation, electrics, plumbing and drainage. Building regulations cover structural integrity, insulation, fire safety, drainage and more, and compliance is about the building being safe and sound to use, not about permission to build it. Check whether they apply to your project.

Lawful Development Certificate

Where you believe your annexe falls within permitted development, the sensible way to put it beyond doubt is to apply to your local council for a Lawful Development Certificate. This is not planning permission – it is formal confirmation that what you are doing is lawful without it. It is inexpensive relative to the peace of mind it gives, it protects you if questions ever arise, and it is invaluable when you come to sell, because it proves the building’s status to a buyer’s solicitor.

Our honest position. We build annexes to a high standard and we will help you understand how these considerations apply to the model and specification you are considering. What we will not do is tell you that planning never applies or that a certain building is guaranteed to avoid it — because that depends on facts specific to you, and getting it wrong is expensive. See our full planning guide for a deeper walk-through, and always confirm your own position with your local planning authority before you commit. Building annexe in garden space is very often achievable with little planning friction; doing it on a sound footing is what protects your investment.

Planning permission for a granny annex in garden settings, in short, comes down to size, siting and — above all — use. Get the use clear, check your specific position, and you can proceed with confidence.

Buying and configuring your annexe online

Ordering an annexe from us is designed to be straightforward. You browse the range, choose the model that suits your garden and your needs, and configure its specification – timber, insulation kit, roofing, and any extras such as thicker walls. As you configure, you can see how each choice affects the price, so there are no hidden jumps and you stay in control of the budget.

If you would rather talk it through than click through, our team is happy to help you specify the building before you order – which insulation kit suit your intended use, how the base and services should be planned, and what the realistic total project cost looks like once everything is accounted for. We would always rather spend time getting the specification right up front than have you order something that does not quite fit the plan.

Once your order is placed, we keep you informed through production and delivery, and our support does not stop when the kit arrives – whether you are self-assembling or using our assembly service, help is on hand.

Warranty and after-sales support

A granny annexe is a significant purchase, and the support behind it should reflect that. We stand behind the buildings we make, and our involvement does not end when the kit is delivered.

Warranty

Our buildings carry a warranty on the structure and workmanship — check the current warranty information for the specifics that apply to your model. A warranty is only as good as the build behind it, which is another reason we are uncompromising about the timber and construction: we are confident in the buildings precisely because of how they are made

Support during assembly

Whether you are self-assembling or using our assembly service, help is on hand if you have questions along the way. The instructions supplied with each kit are detailed, and our team can talk you through anything that is not clear.

After delivery

Once the annexe is up, our after-sales support is there for the questions that come later – from maintenance advice to spares and guidance on getting the best from the building. A relationship with a direct manufacturer, rather than a reseller who has moved on to the next sale, is worth a great deal here: we know our own buildings, and we are the people to ask.

If ongoing support and a solid warranty matter to you – and for a building a relative will live in, they should – it is worth weighing that alongside the headline price when you compare suppliers.

What is a granny annexe?

A garden annexe is a standalone, self-contained building in your garden with its own living space – and often a kitchen and bathroom. People search for a granny annexe in garden, an annex in garden or a garden granny annexe when they want independent accommodation without moving house or building a full extension.

In the UK, a garden annexe (or granny cabin) is a flexible, cost-effective alternative to a home extension, and a garden annexe UK buyer keeps their main home untouched while adding private, comfortable space in the grounds.

What is a granny pod?

A granny pod is a small, self-contained garden building designed for a relative to live independently, close to family. It’s essentially a different way to call a granny annexe. These pods are usually smaller in size. Granny pods typically include a bedroom and living space, and often a compact kitchen and bathroom. It is simply the compact end of the annexe range – everything a single occupant needs, in a footprint that fits an ordinary garden.

What can you use a garden annexe for?

A garden annexe is far more versatile than people expect, and the same building can serve very different purposes over its life. It is worth thinking broadly, because a layout that works for one use often works for several.

Multigenerational living

The classic use, and the reason “granny annexe” stuck as a name: independent accommodation for an older relative who wants their own space with family close at hand. It keeps loved ones near without anyone giving up their privacy, and it is a genuine alternative to the upheaval and cost of residential care where the family situation allows.

Care and support

A two-bedroom layout can house a relative and a live-in carer, or simply give family the room to stay over when they are needed. Having accommodation on the same plot makes day-to-day support enormously easier than travelling to and from a separate address.

Space for teenagers

A garden annexe for teens gives older children somewhere of their own without leaving home – useful for study, for a bit of independence, and for household harmony. Note that a self-contained annexe used this way still needs to comply with the planning rules covered below.

Adult children

For adult children saving for a deposit or riding out an expensive rental market, an annexe offers a private, self-contained base at home — more grown-up than a childhood bedroom, and a great deal cheaper than renting.

Home office or studio

A garden room annex or garden room granny annexe doubles readily as a home office, consulting room, therapy space or creative studio. A granny annexe garden room can flex between guest room and workspace, which suits anyone whose needs change through the week.

Guest accommodation

From an occasional spare room for visitors to a comfortable, private suite for family who stay often, an annexe takes the pressure off the main house at busy times.

Rental and holiday income

Some owners let an annexe out for additional income, either long term or as short-stay accommodation. This is entirely possible, but it changes the planning and tax position significantly – see the sections on planning permission and on adding value and renting out, below, before you plan around it.

From a simple studio to a luxury garden annex, the right layout depends on how you will use your annex garden, and it is worth choosing with an eye on the future as well as the present – including contemporary granny annexe designs for modern gardens, which sit as comfortably behind a new-build as a traditional log cabin does behind a period home.

How much is a granny pod?

Granny pod prices depend on size and specification. You can be looking at anything between £10,000–£40,000, depending on specification. As a compact option, a granny pod usually costs less than a full two-bedroom annexe. Remember to budget for the base, delivery and any services alongside the building itself.

How much does it cost to build a granny annexe?

How much it costs to build a granny annexe depends on size and specification. A prefab timber annexe is typically far cheaper than a brick extension of the same footprint, and the main cost factors are floor area, the timber and insulation kit, the number of rooms, and the level of fit-out. Beyond the kit price, budget for the base, delivery, assembly and services. The general price range for the total project can range from about £50,000 up to £200,000+.

Can I build an annexe without planning permission?

Sometimes – it depends on the annexe and how it will be used. An annexe used in connection with the main house by a family member can, in many cases, fall under permitted development. Others – especially larger or fully self-contained buildings used as independent dwellings – do need consent. Does a granny annexe need planning permission? Often yes if it is used as a separate dwelling, so always check with your local authority first.

Can I build a granny annexe in my garden?

In most gardens, yes – subject to size, siting and use. Smaller ancillary annexes may not need full planning permission, while larger self-contained ones used as independent dwellings usually do. Designated land (conservation areas and the like) adds further considerations. Check our planning guide and confirm your specific position with your local council before you buy.

Do I need building regulations approval for a granny annexe?

Possibly, and it is separate from planning permission. Even where planning permission is not required, building regulations may still apply, particularly to a self-contained building with sleeping accommodation, electrics, plumbing and drainage. They cover safety and structural matters such as insulation, fire safety and drainage. Check whether they apply to your project rather than assuming they do not.

How big can a granny annexe be?

Size limits depend on permitted development rules, on whether the building is treated as ancillary or as an independent dwelling, and on your particular plot. As a rule of thumb, ancillary annexes are kept proportionate to the main house; anything larger, or used as a separate dwelling, is more likely to need planning permission. Your local planning authority can confirm what is achievable on your site.

How do you build a granny annexe?

Our annexes arrive as pre-engineered, flat-packed timber kits. You prepare a level, load-bearing base, then the building is assembled on it and insulated. That is the short answer to how to build a granny annexe. Most of the precision work is done off-site, which is why installation is measured in days. Many buildings can be self-assembled, or you can use our assembly service.

How long does delivery and installation take?

Lead times vary by model, specification and time of year, with in-stock buildings moving fastest and bespoke models taking longer. We give you a realistic timeframe when you order. Once on site, assembly typically takes a matter of days depending on the size and specification of the building, followed by services and fit-out arranged locally.

Can a granny annexe be installed where access is narrow?

Usually, yes. Because the building is delivered as a flat-packed kit rather than a finished unit, the components can be carried through a house, down a passage or across a garden to reach a plot a lorry could never get to directly. If your access is tight, tell us before you order so we can help you plan the route.

Can I change the layout or order a bespoke annexe?

Often, yes – within what the structure and the regulations allow. Many standard layouts can be adjusted, and bespoke projects are possible where you need something specific. Talk to us about what you have in mind and we will advise on what is feasible and how it affects cost and timescales.

Can I rent out my annexe (UK)?

Many people wonder whether they can rent out their annexe in the UK? Often yes, but it depends on the planning conditions attached to the building and on local rules, and letting can change both the planning position and the tax position. It’s a good idea to take proper planning and tax advice for your area.

Is an annexe liable for council tax?

It can be. A self-contained annexe used as separate accommodation may attract its own council tax band, though discounts and exemptions apply in some cases – for example, when it is occupied by a dependent relative. Check with your local council for your circumstances.

How much value does an annexe add to a property?

A well-built annexe can add meaningful value and widen your pool of future buyers, because it offers flexible accommodation many households want. How much value a granny annex adds depends on the property, the location, the quality of the building and whether it is self-contained. Treat any single quoted percentage with caution and, if value is central to your decision, ask a local valuer what it would realistically mean for your property.

Is a granny annexe warm enough to use in winter?

A properly insulated one, yes. An uninsulated cabin – solid timber with no kit – is best thought of as three-season space, but an annexe specified with our full insulation kit – walls, roof and floor – plus double glazing stays comfortable through a British winter with modest heating. If winter use matters, prioritise insulation over cosmetic upgrades – see the insulation and energy sections in the main annexe information panel.

Can a granny annexe be a permanent, independent home?

This is where planning and use come together. An annexe used in connection with the main house by a family member is a different thing, in planning terms, from a fully independent dwelling occupied separately or let out – and the latter generally needs planning permission and may need building regulations approval. If you want a building designed from the outset for larger, residential-style living, our bedroom cabins and large log cabins are worth a look. The building can be specified to a high standard for comfortable living; whether it can be used as a wholly independent home depends on your planning position, so confirm that with your local authority before you plan around it. See the planning section above.

Is a granny annexe the same as a caravan or mobile home?

Not the same, though the legal definition of a “caravan” or mobile home is sometimes relevant to planning. Our annexes are timber buildings designed as lasting, comfortable accommodation – better insulated, more durable and far better looking than a static caravan. In some circumstances a building that meets the statutory size and mobility criteria, used ancillary to the main house, can be treated as a caravan for planning purposes, but this is not automatic and should be confirmed for your specific building rather than assumed. The planning section above explains this in full.

Do you deliver and install across the UK?

Yes – delivery and installation are available across most of the UK, and flat-packed delivery means even sites with narrow or awkward access can usually be reached. Lead times and delivery arrangements depend on your location and the model; we will confirm the details for your order. Contact us if you would like to check delivery to your area before you buy.

Can you get a council tax discount on a granny annexe?

Often, yes. Since 2014, a granny annexe can qualify for a 50% council tax discount where it is either used by the main household as part of their home, or lived in by a relative of the person who pays council tax on the main house. In some cases the annexe is fully exempt – for example when it is occupied by a dependent relative (generally someone aged 65 or over, severely mentally impaired, or substantially and permanently disabled), or when it is unoccupied and cannot be let separately because of a planning condition. The 50% discount can also stack with other reductions, such as the single-person discount. Discounts and exemptions are applied by your local council and you usually need to apply, so check your eligibility with them – and see our granny annexe council tax guide for the full detail.

How do I look after a timber annexe?

With straightforward, low-effort maintenance. Treat the exterior timber after installation and re-treat it periodically; keep the roof and any guttering clear so water drains freely; make sure the ground still sheds water away from the base; check that doors and windows close cleanly; and ventilate the interior well, especially where there is a kitchen or bathroom. See the care and maintenance section above for the full routine.