What Is a Licence to Alter? A Guide for Leasehold Refurbishments
What Is a Licence to Alter?
If you are planning a refurbishment or renovation in a leasehold flat, you may need a Licence to Alter before construction work can begin.
A Licence to Alter is formal written permission from the freeholder or landlord allowing a leaseholder to carry out specific alterations to a property.
It is often required for structural work, layout changes, new plumbing, hard flooring, window replacement and other works that could affect the building or neighbouring properties.
When Do You Need a Licence to Alter?
Whether you need a Licence to Alter will depend on:
- The terms of your lease
- The type of alterations being proposed
- Whether the works affect the building’s structure
- Whether communal services are involved
- The requirements of the freeholder or managing agent
Even when planning permission is not required, your lease may still require written consent from the freeholder.
Planning permission, Building Regulations approval and a Licence to Alter are separate requirements.
What Work May Require a Licence to Alter?
A Licence to Alter may be required for:
- Removing or moving internal walls
- Changing the layout of a flat
- Creating new door openings
- Carrying out structural alterations
- Relocating a kitchen or bathroom
- Altering plumbing or drainage
- Installing hard flooring
- Replacing windows or external doors
- Altering heating or ventilation systems
- Connecting to communal services
- Carrying out works that affect fire safety
- Making changes to the exterior of the building
Minor decorative works may not require formal consent, but the lease should always be checked before work begins.
Licence to Alter for a Leasehold Flat
Leasehold refurbishment projects often involve more approvals than work to a freehold property.
The freeholder has an interest in protecting:
- The structure of the building
- Shared services
- Fire safety
- Acoustic performance
- Communal areas
- Neighbouring flats
- The appearance of the building
For this reason, the freeholder or managing agent will normally want to review the proposed works before providing consent.
What Documents Are Needed for a Licence to Alter?
The exact requirements will vary, but a Licence to Alter application may include:
- Existing and proposed drawings
- A detailed scope of works
- Structural calculations
- Structural engineer’s details
- Building Control information
- Planning permission, where required
- Contractor insurance documents
- Method statements
- A construction programme
- Material specifications
- Fire-safety information
- Flooring and acoustic specifications
The clearer and more complete the information is, the easier it will be for the freeholder’s surveyor to assess the application.
Who Approves a Licence to Alter?
The application is usually reviewed by the:
- Freeholder
- Managing agent
- Freeholder’s surveyor
- Freeholder’s solicitor
For structural or more complex alterations, the freeholder may appoint a surveyor to inspect the property, review the drawings and confirm whether the proposals are acceptable.
The formal Licence to Alter is normally prepared by the freeholder’s solicitor.
How Long Does a Licence to Alter Take?
There is no fixed timescale.
A straightforward application may be approved relatively quickly, while structural alterations or major layout changes can take several weeks or longer.
Delays often occur because of:
- Missing drawings
- An unclear scope of works
- Outstanding structural calculations
- Incomplete contractor information
- Unanswered surveyor queries
- Changes to the proposed design
- Missing statutory approvals
It is important to begin the Licence to Alter process during the planning stage of the refurbishment.
Do not leave the application until the contractor is ready to start on site.
How Much Does a Licence to Alter Cost?
Licence to Alter costs vary depending on the property, the lease and the complexity of the proposed work.
The leaseholder may be responsible for:
- Managing agent fees
- The freeholder’s surveyor fees
- The freeholder’s legal fees
- Their own solicitor’s fees
- Architectural drawings
- Structural engineer’s fees
- Building Control fees
- Inspection fees
Structural alterations will usually cost more to review than minor internal changes.
It is sensible to ask the managing agent or freeholder for an indication of the likely fees at the beginning of the process.
Can a Freeholder Refuse a Licence to Alter?
This will depend on the wording of the lease.
Some leases permit alterations with written consent. Others completely prohibit certain types of work.
The freeholder may refuse permission or impose conditions where the proposed works could affect:
- The building’s structure
- Fire safety
- Shared services
- Neighbouring properties
- The external appearance
- The long-term management of the building
Where there is disagreement over whether consent is being reasonably withheld, legal advice may be required.
What Happens if You Start Work Without Permission?
Starting refurbishment work without the required Licence to Alter can create serious problems.
The freeholder may require you to:
- Stop the work
- Apply for retrospective consent
- Open completed work for inspection
- Correct defective or unauthorised work
- Reinstate the original layout
- Pay additional legal and surveying costs
Unauthorised alterations may also cause problems when selling or refinancing the property.
A buyer’s solicitor may request evidence that all alterations were properly approved. Missing documentation can delay a sale and create additional expense.
Is a Licence to Alter the Same as Planning Permission?
No.
A Licence to Alter is permission under the terms of the lease. Planning permission is approval from the local planning authority.
Depending on the proposed work, you may need several separate approvals, including:
- A Licence to Alter
- Building Regulations approval
- Planning permission
- Listed building consent
- Party Wall notices or awards
- Freeholder consent
- Lender consent
- Building insurer approval
Receiving one approval does not automatically remove the need to obtain the others.
How to Apply for a Licence to Alter
The process will usually involve the following steps:
- Review the terms of the lease.
- Contact the freeholder or managing agent.
- Confirm their application requirements.
- Prepare existing and proposed drawings.
- Produce a clear scope of works.
- Obtain structural calculations where required.
- Provide contractor and insurance information.
- Submit the application.
- Respond to the surveyor’s technical queries.
- Obtain formal written consent before starting work.
The construction work should follow the approved drawings and specifications. Any significant changes may need to be referred back to the freeholder for further approval.
How Bayocorp Can Help
Bayocorp supports clients undertaking leasehold refurbishments, flat renovations and internal alterations across London and the South East.
We can assist with:
- Detailed scopes of work
- Construction programmes
- Contractor insurance information
- Method statements
- Buildability advice
- Coordination with architects
- Coordination with structural engineers
- Technical information for managing agents
- Responses to surveyor queries
- Delivery of the approved refurbishment works
The legal Licence to Alter is normally prepared by the relevant solicitors and property professionals. However, involving the contractor early can help ensure that the proposed work is clearly defined, properly planned and technically achievable.
Planning a Leasehold Refurbishment in London?
Before starting work, check whether your lease requires a Licence to Alter.
Early planning can help you avoid delays, unexpected costs and disputes with the freeholder or managing agent.
Bayocorp provides refurbishment, construction management and pre-construction support for leasehold properties throughout London and the South East.
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