Converting a former pub, restaurant, hotel, office or other commercial building into a residential home typically qualifies for the VAT431C DIY conversion scheme. Contractor building services should be charged at 5% VAT — not 20%. Materials you purchase directly are at 20%, and that 20% is fully reclaimable via VAT431C. The claim must be submitted within 6 months of your building control completion certificate.
Commercial-to-residential conversions are among the most complex VAT431C claims — mixed use history, existing services infrastructure, and planning conditions all create eligibility questions. A typical reclaimable VAT amount is £18,000–£40,000, but errors in the contractor rate or mixed-use exclusions can significantly reduce it.
A pub, restaurant, hotel, office or retail unit with no residential component qualifies under Notice 708 Section 7. The key test is that the building was wholly non-residential in its last use.
Many pubs had a landlord's flat or manager's accommodation. If the residential part was in active use, it may not qualify for VAT431C. The non-residential trading areas typically still qualify — the residential element needs separate assessment.
Structural work, internal reconfiguration, roofing, glazing, plumbing, electrical, plastering and all building services forming part of the conversion should be charged at 5%.
Strip-out works (removing bars, commercial kitchens, partitions) are part of the conversion. They should be at 5%. Some contractors incorrectly charge 20% on strip-out as 'demolition' — this is a rate error.
VATBuild is not affiliated with HMRC. References to HMRC publications are for informational purposes. Always consult a qualified tax adviser before submitting a reclaim.
VATBuild handles commercial-to-residential conversions including pub and restaurant buildings. It checks contractor invoice rates (expecting 5%), identifies strip-out work that should be at the reduced rate, and flags any mixed-use elements that may require exclusion from the claim. The result is a structured VAT431C summary with every line item classified and explained.