You own a flat and you want to change something. Maybe the kitchen layout doesn't work, you want to knock through to create an open-plan living space, or you're planning a bathroom renovation. It's your home - you paid for it - so you should be able to do what you want with it.
Not quite. If your flat is leasehold - and in England, most flats are - there are rules governing what you can change and who you need to ask before you start. Get it wrong and you could face enforcement from your freeholder, be forced to undo the work at your own cost, or find that your flat becomes difficult to sell.
The good news: most alterations are possible. You just need to know who to ask and what to ask for. This page explains the process clearly so you can plan your project with confidence.
When you buy a freehold house, you own the building and the land it sits on. When you buy a leasehold flat, you own the right to live in your flat for the length of your lease - but the building itself belongs to the freeholder. Your lease is a legal contract that sets out what you can and cannot do within your flat, and it is unique to your property.
This matters because whatever you do in your flat affects the building your neighbours live in. Removing a wall could affect the building's structure. Replacing carpet with hard flooring could create noise for the flat below. Changing the plumbing could affect shared drainage. The lease exists to protect everyone in the building - including you.
The result is that most alterations to a leasehold flat require permission from the freeholder before you start. This is separate from, and in addition to, any planning permission or building regulations approval that may also be needed.
The lease is the starting point. Read it before you speak to a builder, before you draw up plans, and before you spend any money.
There are three separate systems that may apply to your project. This is what makes leasehold alterations confusing - and why so many people get it wrong.
Your lease will contain an "alterations covenant" - a clause that governs what changes you can make. There are two types.
An absolute covenant prohibits alterations entirely. This is relatively rare, but if your lease contains one, you cannot make structural changes without negotiating a deed of variation - effectively changing the terms of the lease. This can be expensive and time-consuming.
A qualified covenant allows alterations with the freeholder's written consent. This is the most common type. Under section 19(2) of the Landlord and Tenant Act 1927, a freeholder cannot unreasonably withhold consent to alterations that constitute "improvements" - even if the lease doesn't explicitly say so. The law implies this protection into every lease containing a qualified covenant.
The first thing to do with any project is read your lease. If you don't have a copy, you can download one from the Land Registry for £3. Look for the alterations clause and check what it says about the type of work you're planning.
Even where your lease permits alterations with consent, you must formally apply to the freeholder or managing agent before starting work. This is not a casual conversation - it is a legal process.
Typically, you will need to submit detailed descriptions and drawings of the proposed works, pay the freeholder's administration and legal fees (these are borne by the leaseholder), and obtain a formal document called a "licence to alter." A licence to alter is a legal agreement that sets out the terms and conditions under which the work is permitted - how and when it should be carried out, what materials should be used, and what must be done if things go wrong.
Timescales vary significantly depending on the freeholder. Some council freeholders quote up to 12 weeks for written consent. Private freeholders and large estates may be faster or slower. There is no statutory time limit on how long the freeholder can take to respond, though they must act within a "reasonable" time.
These are entirely separate from your lease. Even if the freeholder grants consent, you still need building regulations approval for structural work (removing walls, changing drainage, electrical work) and planning permission if the works affect the exterior of the building.
Building regulations approval is required for the same types of work that would need it in a freehold house. The building control fee for domestic work is typically £200-£500 depending on the scope. Planning permission for flats is less common than for houses - most internal alterations don't need it. But if you're changing the exterior (replacing windows, adding a balcony, altering the facade), you will likely need to apply.
Every lease is different, but based on standard lease terms and council guidance, the following patterns are consistent.
Painting and decorating. Hanging pictures and shelves on non-structural walls. Like-for-like repairs - replacing a broken tap, repainting a window frame in the same colour. Garden maintenance, if the garden is demised to your flat.
Removing or moving any wall - structural or partition. If it's on your lease plan, changing it requires consent. Changing the layout of the kitchen or bathroom. Moving plumbing or drainage. Installing or replacing a boiler or central heating system. Replacing windows - in many leases, the window frames belong to the freeholder, not the leaseholder. Any work that changes the internal layout as shown on the lease plan. Any work visible from the exterior of the building.
The flooring trap
Hard flooring is one of the most common causes of leasehold disputes. Many leases prohibit hard flooring to protect the flat below from noise transmission. Even where hard flooring is permitted, you may need to install acoustic underlay and provide evidence that it meets a specific sound insulation standard. If your lease requires carpet and you install timber or tiles without consent, you are in breach. Your freeholder can require you to remove it at your own cost. And when you sell, your buyer's solicitor will spot it. Check your lease before you commit to any flooring change.
Not sure what your lease allows? A free consultation can help you understand your specific situation.
In London, it is very common for a Victorian or Edwardian house to have been converted into two or three flats, with the flat owners collectively owning the freehold through a management company. You might hear this described as "share of freehold."
Many people assume that because they own a share of the freehold, they don't need to follow the same consent process. This is wrong. You still have a lease. The lease still contains covenants. The freeholder is now the management company - which you are a director of - but the legal obligations remain the same.
The practical difference is that you are asking yourself (and your co-freeholders) for consent rather than an external landlord. This can be simpler in practice, but the formal process should still be followed. A licence to alter should still be issued. The reason: when you come to sell, your buyer's solicitor will check whether alterations were properly consented regardless of who the freeholder is.
There are specific complications in converted houses. One flat owner may own the roof space, another may have rights over the garden, and shared drainage or party walls may run through multiple flats. If the flat above you wants to convert the loft, they need consent from the other freeholders and may also need a Party Wall Agreement if the work affects shared structure. If you want to extend into the garden, the other flat owners may have a say even if the garden is demised to your flat - because the work affects the building they co-own.
The lease and the management company's articles of association govern how these decisions are made. In most cases, a simple majority of directors is sufficient, but some leases require unanimous consent for structural work. Check both documents before assuming your co-freeholders will agree.
You are in breach of your lease. The freeholder can take enforcement action, which may include requiring you to reinstate the property to its original condition at your own cost. In extreme cases, the freeholder can seek forfeiture of the lease - though this is rare in practice.
The more common problem is at the point of sale. When you sell your flat, the buyer's solicitor will compare the current layout of the property to the lease plan. If anything has changed - a wall moved, a room reconfigured, flooring replaced - without the corresponding licence to alter, the solicitor will flag it. The buyer may withdraw, or you will need to obtain retrospective consent before the sale can complete. Retrospective consent costs more, takes longer, and puts you in a weaker negotiating position with the freeholder.
The simplest way to avoid all of this: get consent before you start. It costs less, it's faster, and it protects you when you sell.
The Leasehold and Freehold Reform Act 2024 received Royal Assent on 24 May 2024. It is a significant piece of legislation aimed at strengthening leaseholders' rights, but its provisions are being implemented in stages. As of April 2026, only a limited number of provisions are in force - including the removal of the two-year ownership requirement for lease extensions (effective 31 January 2025) and changes to the right to manage (effective 3 March 2025).
The broader reforms - including changes to how lease extension premiums are calculated and stronger protections for leaseholders on service charges - are still subject to further consultation and additional legislation. A draft Commonhold and Leasehold Reform Bill was published in January 2026, but it is not expected to complete its parliamentary journey before late 2026 at the earliest.
The alterations consent framework (the lease covenant system and the Landlord and Tenant Act 1927) is not directly affected by these reforms. The process of obtaining freeholder consent remains as described above.
If the building your flat is in is listed, you have an additional layer of consent. Listed Building Consent is required for any work that affects the character of the listed building - and this applies to internal alterations within individual flats. This means you may need three separate consents: freeholder permission, Listed Building Consent from the local authority, and building regulations approval. For a full explanation, see our listed buildings guide.
Common mistakes
Starting work before checking the lease. The lease is the starting point for every leasehold alteration project. Read it before you speak to a builder, before you draw up plans, and before you spend any money.
Assuming your builder knows whether you need consent. They may be excellent at building work and have no idea about leasehold obligations. The consent question is a legal one, not a construction one.
Not budgeting for the licence to alter. The freeholder's legal and administration fees are borne by you. Factor £400-£2,000 into your project budget from the start.
Replacing carpet with hard flooring without checking the lease. This is the single most common leasehold alteration mistake.
Not keeping the licence to alter paperwork. When you sell, your buyer's solicitor will ask for it. Keep every consent document, every licence, and every piece of correspondence with the freeholder in one place.
Lawful development certificates - what they are, when you need one, and how to apply.
How much does planning permission cost? - current fees for householder applications, LDCs, and prior approval.
What happens if you build without planning permission - enforcement, retrospective applications, and the 10-year rule.
Listed buildings - if your leasehold property is in a listed building, additional consent is required.
Free Consultation
The consent process can be straightforward, but every lease is different. A free 30-minute consultation will cover what your project is likely to need, who you need to speak to, and the most effective way to approach your freeholder. No obligation. No preparation needed - though having your lease to hand is helpful.
Content verified against the Landlord and Tenant Act 1927 (section 19(2)), the Leasehold and Freehold Reform Act 2024 (implementation status confirmed April 2026), the Planning (Listed Buildings and Conservation Areas) Act 1990, council guidance from Camden, Southwark, and Hounslow, and published legal guidance. This page is for general information only and does not constitute legal advice.
April 2026