Most leases restrict what a leaseholder can change without the landlord’s written consent. Removing or moving walls, relocating a kitchen or bathroom, changing floor coverings, replacing windows or converting a loft usually needs a licence to alter, a formal document that grants consent and sets conditions.
Before granting a licence, landlords normally want a surveyor to review the proposals and confirm that the works are acceptable, that the structure and neighbouring flats are protected, and that the finished works match what was approved.
Through Blakes you can instruct an experienced chartered building surveyor, with more than 10 years’ post-qualification experience, to act for the landlord or to help a leaseholder prepare an application.
Whether you are an individual freeholder, a residents’ management company, a right to manage company or a managing agent, the surveyor protects the building and the other leaseholders by:
The landlord’s reasonable costs of considering an application, including surveyor’s fees, are usually recoverable from the leaseholder. Your solicitor will confirm the position under the lease.
A well-prepared application is approved more quickly. The surveyor can help you put together the drawings and information the landlord will expect, and advise on whether anything in your plans is likely to be resisted.
If alterations were made without consent, which is often discovered when a flat is being sold or a lease extended, a retrospective licence may be needed. The surveyor can inspect the works and report on whether they are acceptable, so the position can be regularised.
The exact position depends on the wording of your lease. Some works are prohibited outright, while others need consent that the landlord cannot unreasonably withhold.
Guide fee
Fees depend on the nature of the works and the number of affected parties, such as flats above, below and alongside. Send us the details and a fixed fee will be quoted before you instruct.
Licence to alter questions often come up when a lease is being extended or a freehold bought. See our lease extension valuations and collective enfranchisement services.
The address, a description of the works, drawings if available, the number of flats in the building and whether you act for the landlord or the leaseholder. Enquiries are normally answered within 24 to 48 hours.
You receive a fixed fee and the surveyor’s terms of engagement. You instruct and contract with the surveyor directly.
Drawings, specifications and the relevant lease provisions are reviewed, and any questions are raised early.
Where needed, affected areas are inspected before work starts, and the completed works are inspected at the end.
The surveyor reports to the landlord or their solicitor, so the licence can be completed and the works signed off.
Tell us the address, what the works involve and whether you act for the landlord or the leaseholder. Call us on 020 7373 7373 or complete the form below and we will come back to you within 24 to 48 hours.
Specialist surveys are carried out by our associate chartered building surveyor. You instruct and contract with the surveyor directly, on his own terms of engagement.
Other specialist surveys: party wall surveys, specific defect reports, damp and mould surveys and spray foam insulation surveys.
A formal deed in which a landlord gives a leaseholder consent to carry out specified alterations, usually subject to conditions. It is normally prepared by the landlord's solicitor once the surveyor has approved the works.
Replacing a kitchen like for like often does not need consent, but moving it, altering services or removing walls usually does. Check your lease, as the wording varies.
In most cases the leaseholder pays the landlord's reasonable costs, including legal and surveyor's fees, as a condition of consent.
It depends on the lease. Where improvements are permitted with consent, the law generally provides that consent cannot be unreasonably withheld, although reasonable conditions can be attached. Some leases prohibit certain works altogether, and your solicitor can advise on the wording.
Straightforward applications can often be approved within a few weeks once the landlord has the information it needs. Incomplete applications are the most common cause of delay.
A retrospective licence can usually be obtained. The surveyor inspects the works, and the landlord may require changes or further information before approving them.
No. A licence is consent from your landlord under the lease. A party wall award deals with your neighbours' rights under the Party Wall etc. Act 1996. Some projects need both.
Fees depend on the works and the number of affected parties. A fixed fee is quoted before you instruct.
