Property classes help people, professionals and authorities categorise buildings and land. Each class defines how people can use the property. These classes tell you what activity or purpose a property is approved for—such as living there, running a shop, or storing goods. Property classes are important for planning, buying, renting, selling, and changing what a property is used for.
Knowing about these classes gives you a clearer view of what you can or cannot do with a building or piece of land. Councils and planning authorities use these classes to control neighbourhoods, guide development, and avoid conflicting uses.
Property classes mainly apply in England, Wales and Scotland, with some local variations. The official name for these categories is “Use Classes.” Northern Ireland uses a similar system.
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The Legal Background to Property Classes
The Town and Country Planning (Use Classes) Order 1987 forms the main legal structure for these classes in England and Wales. This law sets out the different categories that properties can fall into. The law sets clear limits on changing between classes without special permission.
If you want to use a property for something else outside its current class, you may need to apply for planning permission. Councils use the classes to keep activities in the right places—such as keeping factories away from homes or preserving the atmosphere of high streets.
Why Property Classes Matter
Property classes guide what you can do at a particular address. They provide answers to questions like:
- Can you turn a shop into a café?
- Is this building suitable for offices or homes?
- Will you need to ask the local authority for change-of-use permission?
Ignoring the class and using a building incorrectly may lead to legal trouble, enforcement action or costly delays. It is always wise to check a property’s class before making plans, signing a lease, or starting renovations.
Main Types of Property Classes
The classes group properties by their main use. These are the most common classes under the rules in England and Wales:
Class A: Shops, Services and Food (now replaced by Class E and others)
Before September 2020, shops, financial services, restaurants and other high street activities were under Class A1–A5. With planning reform, most A classes now fall within new, broader “Class E.”
Class B: Businesses and Industrial Uses
- B1: Offices, research and development, and light industrial work (Now largely merged into Class E)
- B2: General industrial activities not included in B1
- B8: Storage and distribution—such as warehouses or wholesale depots
Industrial sites have their own classes. Some may have tighter rules due to noise or environmental impact.
Class C: Residential Uses
The C classes relate to homes and accommodation.
- C1: Hotels, guesthouses and similar places for travellers
- C2: Residential institutions like care homes, hospitals or boarding schools
- C2A: Secure residential institutions, such as prisons or detention centres
- C3: Standard dwelling houses or flats (where people live together as a family or household)
- C4: Houses in multiple occupation (HMO) for three to six unrelated people sharing
Each residential class serves a specific type of living arrangement.
Class D: Community, Leisure and Non-Residential Spaces
Before 2020, D1 and D2 described community halls, health centres, cinemas, music venues and gyms. Most D1 and D2 uses now fall under new classes F1 and F2, and “Sui Generis” (described later).
Class E: Commercial, Business and Service
Introduced in 2020, Class E covers a wide range:
- Shops
- Cafés and restaurants (for eating in, not takeaway)
- Financial and professional services (apart from betting)
- Indoor sport, recreation or fitness
- Medical or health services (clinics, health centres, not hospitals)
- Creches, day nurseries, day centres
- Offices (not part of residential)
- Research and development of products or processes
- Light industry appropriate in a residential area
Class E gives more flexibility for switching between various uses without planning permission.
F1 and F2: New Community and Local Services
- F1: Education, museums, places of worship, public halls, libraries, law courts and art galleries
- F2: Small local shops (with limits), community halls, and outdoor sports or recreation spaces
These classes protect important services for local communities and keep them easily accessible in neighbourhoods.
Sui Generis: Unique Uses
Sui generis is a Latin term which means “in its own category.” Property uses not fitting into the above classes are labelled sui generis. Examples include:
- Theatres
- Casinos
- Nightclubs
- Betting offices or shops
- Amusement arcades
- Launderettes
- Petrol stations
- Taxi businesses
- Scrap yards
- Pubs, wine bars or drinking establishments
- Hot food takeaways
- Cinemas (since recent reform)
These properties often need special consideration and stricter control when changing to or from a different use.
The Use Classes Order: England and Wales
The Use Classes Order lays out the main legal definitions for property classes and what falls under each category. Councils interpret these rules when looking at planning applications or complaints.
Important facts:
- Some classes allow switching between uses freely.
- Other changes need formal permission.
- Major reforms in 2020 merged and extended several classes, especially for shops, offices, and community uses.
- Some uses always need special permission—even if the change looks minor.
How to Check a Property’s Class
You can check a property’s use class by:
- Looking at planning history on your local council’s website
- Asking the building’s owner or agent
- Reviewing planning documents such as consents, certificates, or applications
- Consulting professional advisers (e.g., planning consultants or solicitors)
You may ask the council for a Lawful Development Certificate to confirm the current class.
Changing Between Classes: Rules and Permissions
The law allows some uses to switch between certain classes automatically. This is known as “permitted development.” Other times, you must apply for planning permission.
Common examples:
- Moving from office (now part of Class E) to shop (Class E) usually does not need permission.
- Changing from residential (C3) to HMO (C4) may need permission, depending on local rules.
- Switching from restaurant to hot-food takeaway (sui generis) almost always needs planning consent.
Some councils use Article 4 Directions. These can remove automatic rights and require you to get permission even for changes that are usually allowed.
Always check local planning policies first. These rules can differ by area and are sometimes stricter in conservation areas, town centres, or areas with special controls.
Examples of Property Classes in Practice
Example 1: A High Street Shop
A shop at the high street falls under Class E. The owner wants to turn it into a café. Both uses are in Class E, so this usually does not need planning permission. If they wanted to make it a hot-food takeaway (sui generis), permission would be required.
Example 2: A Family Home
A family home is in Class C3. The owner wants to let it to five students sharing. That would count as a small HMO (C4). Local councils might require an application, especially in areas with many HMOs.
Example 3: An Old Pub
Pubs are sui generis. Changing a pub into a shop (now Class E) may need planning permission. Some councils set extra rules to protect pubs as valued community buildings.
Example 4: Storage Warehouse
A warehouse belongs to Class B8. If a business wants to switch to manufacturing (B2), they will often need formal consent because of likely changes in noise and activity.
Restrictions and Exceptions
Some properties have extra planning controls due to their location or nature.
Common reasons for more controls:
- Conservation areas—protecting historic buildings or neighbourhoods
- Listed buildings—special permission is needed to change use or appearance
- National parks or areas of outstanding natural beauty
- Article 4 Directions by the council
Always check for these extra layers of control when planning any changes.
Northern Ireland: Slightly Different System
Northern Ireland has its own Planning (Use Classes) Order 2015. The system is very similar, with matching types of classes for homes, shops and so on. However, the codes and boundaries can differ, so check the rules for Northern Ireland specifically.
Scotland: Use Classes Differences
Scotland follows The Town and Country Planning (Use Classes) (Scotland) Order 1997, amended over time. Many classes overlap with England and Wales but some types of uses may be grouped differently. Always review Scottish guidance if dealing in that region.
Property Classes for Developers and Investors
Developers and investors closely watch property classes. The ability to change use without much red tape can increase a building’s value. Recent reforms have created new opportunities by making it easier to move between commercial classes. However, not all changes are automatic—so getting expert advice helps avoid costly mistakes.
Things to Think About for Investors:
- Does the current class meet your business plan?
- Are automatic changes permitted for your desired use?
- Do local rules block what you want to do?
- Are you in a conservation area or facing extra controls?
- Could a change increase the income potential of the building?
Property Classes for Tenants and Occupiers
Tenants need to know the class before signing a lease.
Questions to ask:
- Is your business type allowed in the class?
- Is permission needed if you want to change use in future?
- Will the council support your activity at this address?
- Does the landlord or their finance agreement limit changes of use?
Checking these details early avoids later disruption or legal trouble.
Other Terms Linked to Property Classes
Some other useful terms:
- Change of use: Switching a building’s use from one class to another (may need permission).
- Permitted development: Changes you can make without full planning consent.
- Lawful development certificate: Official proof of the current or proposed class.
- Article 4 direction: Councils limit automatic permitted uses; permission needed in these areas.
- Mixed-use property: Used for more than one class—such as a shop with a flat above.
Where to Find Up-to-Date Information
Check the following:
- Government websites (such as Planning Portal)
- Local council planning departments
- Property professionals, estate agents, or surveyors
The official law (Town and Country Planning (Use Classes) Order 1987 and later amendments) remains the ultimate source.
Final Thoughts
Knowing the property class helps you make smart decisions, whether you are buying, selling, letting or developing a property. This system keeps neighbourhoods orderly and protects the balance of living, work and community life. Always check the current and permitted classes for any building before committing to changes. If you face uncertainty or a complex case, planning professionals or the local council can guide you to the right answer.