VAT Reclaim Calculator — How Much VAT Can I Reclaim on My Build?

The DIY Housebuilder Scheme lets individuals who build their own home (form VAT431NB) or convert a non-residential property into a dwelling (form VAT431C) reclaim VAT they have paid. On a new build you reclaim the 20% VAT on materials; on a conversion you reclaim both the 20% VAT on materials and the reduced 5% VAT charged by contractors. You submit a single claim to HMRC after completion, supported by planning permission, the completion certificate and original VAT invoices. The scheme is set out in gov.uk guidance "Claim a VAT refund … if you’re a DIY housebuilder" and HMRC manual VCONST24000; the contractor VAT rates themselves come from VAT Notice 708.

It depends on the project. For a new build, contractor services should be zero-rated (0% VAT), so there is no VAT to reclaim on labour — if a contractor charges you 20%, they are likely applying the wrong rate, so raise it with them. For a conversion to residential, contractors should charge the reduced 5% rate, and that 5% VAT IS reclaimable via form VAT431C. HMRC will not refund VAT that a contractor has charged at the wrong (standard 20%) rate, so always check the rate on every invoice.

For buildings completed on or after 5 December 2023 you must submit your claim within 6 months of completion (it was 3 months before that date). Completion is normally evidenced by the building control completion certificate, or the date the building is first occupied as a dwelling. Missing this deadline means you cannot claim, so start gathering invoices and paperwork well before completion.

You can reclaim VAT on building materials that are permanently incorporated into the building — bricks, blocks, cement, timber, roof tiles, windows, doors, sanitaryware, kitchen units, plumbing and electrical materials, insulation, plasterboard, etc. Most kitchen white goods (ovens, hobs, fridges, washing machines) are also allowable under HMRC’s eligibility list, except cooker hoods and certain types of Aga. You cannot reclaim VAT on tools, plant or machine hire, architects’ and professional fees, carpets and carpet tiles (excluded from “building materials” whether fitted or not), garden landscaping and plants, free-standing furniture, or cooker hoods. Always check HMRC’s A–Z eligibility list before buying.

No. The DIY Housebuilder Scheme only applies to the construction of a new dwelling or the conversion of a non-residential building into a residential dwelling. It does not apply to extensions, renovations, refurbishments or repairs to existing dwellings. (The old zero rate for approved alterations to listed buildings was abolished on 1 October 2012, so listed-building alteration work is now standard-rated like any other — though converting a redundant non-residential listed building into a dwelling can still qualify as a conversion.)