(Understanding what really needs freeholder approval before you start knocking down walls)
If you own a flat in London and you’re planning to change anything about it, chances are you’ve already come across the phrase “Licence to Alter.”
It sounds like something out of a legal handbook — formal, dry, maybe even unnecessary — but it can absolutely make or break your project. Get it wrong, and you might find yourself rebuilding a wall you’ve just paid to remove, or worse, in a dispute with your freeholder that drags on for months.
So, what exactly does a Licence to Alter actually cover? And what doesn’t it?
Here’s a straightforward look at what you really need to know before you start making changes to your flat.
What a Licence to Alter Actually Is
In simple terms, a Licence to Alter (LTA) is written permission from your freeholder or landlord allowing you to make specific changes to your property.
Most leases in London say something like:
“The leaseholder shall not make any alterations or additions to the property without the prior written consent of the Landlord.”
That’s it — one sentence. But that line carries a lot of power.
The reason is simple: it protects the building’s structure, safety, and long-term value. In many London conversions, one person’s ceiling is another person’s floor. What feels like a harmless improvement in your living room could easily become a hairline crack or leak in someone else’s.
What’s Always Covered by a Licence to Alter
Let’s start with the easy part — the things that almost always require formal consent.
1. Structural changes
If you’re removing or altering anything structural — a load-bearing wall, a chimney breast, or even adding a new steel beam — you’ll need an LTA. No exceptions. These changes affect the overall stability of the building.
2. Plumbing or drainage alterations
Moving your kitchen or bathroom might seem simple, but you’re connecting into shared risers and drainage stacks. That means potential impacts on water pressure, drainage, and even fire safety. Always get approval first.
3. Electrical or mechanical installations
Adding air conditioning, underfloor heating, or recessed lighting means new wiring, ducts, or holes through ceilings. Freeholders will want reassurance this won’t damage fire compartments or cause overheating.
4. External openings and windows
Changing window styles, glazing, or adding rooflights affects the building’s appearance — and in conservation areas, it can trigger planning permission too.
5. Hard flooring
This one surprises people. Replacing carpet with wooden flooring often needs consent, especially in mansion blocks or conversions. The reason is sound transmission. Freeholders must protect neighbours from impact noise, and many leases explicitly restrict hard flooring.
6. Fire-safety or structural upgrades
Replacing fire doors, ceilings, or insulation layers might seem like maintenance, but they can alter fire performance. Since the Building Safety Act, freeholders and managing agents are paying much closer attention to this kind of work.
What Usually Doesn’t Need a Licence to Alter
There are plenty of things you can do without formal consent — but always double-check your lease, because they’re all written slightly differently.
1. Decorative works
Painting, wallpapering, and updating your fittings are fine. You don’t need a licence to refresh your home.
2. Like-for-like replacements
New carpet for old carpet, fresh tiles in the same bathroom — no problem. As long as you’re not moving walls or changing services, you’re safe.
3. Built-in furniture or joinery
Adding wardrobes or shelves is fine, provided you’re not fixing into structural walls.
4. Temporary or freestanding features
Anything removable — like a kitchen island or partition screen — doesn’t require consent.
The Grey Areas (Where People Get Caught Out)
This is where most London flat owners get into trouble — the small things that don’t look like alterations but actually are.
For example:
Moving your kitchen a few metres across the room (still plumbing).
Swapping carpet for engineered oak (acoustic impact).
Adding recessed downlights in a ceiling (fire and heritage implications).
Repositioning radiators (services and pressure balance).
It’s rarely the big, obvious changes that cause disputes. It’s the subtle ones that seem harmless until the managing agent asks for proof of consent.
Before you spend a penny on drawings or contractors, dig out your lease and read it carefully. Every building is different, and what’s fine in one block might be prohibited in another.
Why It Matters More Than You Think
Skipping a Licence to Alter can create serious problems later. If you ever sell your flat, the buyer’s solicitor will ask for evidence of freeholder consent for any alterations. If you can’t produce it, the sale can stall — or collapse altogether.
There’s also the risk of enforcement. A freeholder can, in extreme cases, insist that unapproved works are removed and reinstated to their original condition — at your expense.
Handled properly, the process protects you. It proves that the works were approved, safe, and compliant. It also reassures future buyers and surveyors that nothing has been done that could compromise the building’s structure or fire safety.
Common Pitfalls Leaseholders Face
Across London, certain mistakes crop up again and again:
Starting work before consent is granted. Managing agents notice, and it creates friction fast.
Submitting vague drawings. Freeholders prefer detailed, accurate plans, not sketches.
Confusing planning permission with freeholder consent. They’re completely separate processes.
Underestimating timeframes. A Licence to Alter can take weeks or even months to finalise.
A bit of preparation early on can save you a lot of frustration later.
Practical Tips for a Smoother Process
Read your lease first. Know exactly what it says about alterations.
Get good drawings. Clear plans with notes and measurements help freeholders and surveyors say “yes” faster.
Speak to your managing agent. They’ve seen hundreds of applications and can flag potential issues early.
Budget properly. Expect to cover the freeholder’s legal and surveyor fees.
Keep communication friendly. Courtesy emails and updates go a long way — especially in shared buildings.
Final Thoughts
A Licence to Alter isn’t there to slow you down — it’s there to protect the building and everyone who lives in it.
Understanding what it covers (and what it doesn’t) can save you a lot of time, money, and hassle. It’s not about red tape; it’s about making sure changes are safe, reversible, and fair to your neighbours.
If you’re ever unsure, ask before you act. A five-minute check with your managing agent or lease advisor can prevent months of headaches later on.
In London’s dense mix of converted houses, mansion blocks, and new developments, shared structure means shared responsibility. The Licence to Alter exists to keep that balance — protecting your home, your neighbours, and the building as a whole.
