To find out what alterations covenant you have, you need to locate the exact clause in your lease (or transfer) that deals with alterations, then read it carefully for the key wording that tells you whether it is absolute, qualified, or fully qualified.
Because the consequences can be significant (cost, delays, enforcement risk, and even saleability), the goal isn’t just to “get a rough idea” — it’s to identify the precise covenant type and understand what it controls.
Below is a detailed, step-by-step guide you can follow.
1) Start with the right document
If you own a leasehold flat (most common)
Your alterations covenant will almost certainly be in the lease.
If you own a leasehold house or an estate-managed property
Restrictions may appear in:
- a lease, or
- a TP1 / Transfer Deed (common on modern estates), or
- a deed of covenant or estate regulations.
If you rent (tenant)
Your tenancy agreement may also include an alterations clause, but this is separate from a long leaseholder’s covenant.
Tip: Don’t rely on what an agent, developer, or neighbour says. The lease/transfer wording is what matters.
2) Find the clause quickly (where to look)
In most leases, the alterations covenant appears under tenant covenants, such as:
- “Tenant’s Covenants”
- “Lessee’s Covenants”
- “Covenants by the Tenant”
- “Restrictions”
- “Alterations” / “Additions” / “Improvements”
If you’re searching a PDF, use keywords like:
- alterations
- structural
- additions
- improvements
- cut, maim or injure
- consent
- licence
- landlord’s written consent
- not to be unreasonably withheld
Many leases contain more than one relevant clause, e.g.:
- one clause about structural alterations, and
- another about internal non-structural alterations, and
- another about floors (carpets/hard flooring) and noise.
So read the whole section, not just the first paragraph that mentions “alterations.”
3) Identify which type of covenant it is (the “key phrases” test)
Once you find the clause, look for the language that determines the covenant type:
A) Absolute covenant (strictest)
You’ll see wording that forbids alterations with no consent route, e.g.:
- “The Tenant shall not make any alterations…”
- “No alterations shall be made…”
- “The Tenant shall not cut, maim or injure…”
No mention of consent is the big clue.
B) Qualified covenant (consent required)
You’ll see:
- “No alterations without the landlord’s prior written consent.”
- “Not to make alterations except with consent.”
There is a consent route, but it does not necessarily say the landlord must be reasonable.
C) Fully qualified covenant (consent required + reasonableness safeguard)
You’ll see:
- “Consent not to be unreasonably withheld” (and sometimes “or delayed”).
This provides stronger protection because the landlord must deal with your request reasonably.
4) Check for “split covenants” (very common)
Many leases don’t have one single blanket clause. They often split the rules, for example:
- Structural alterations: absolute prohibition or strict consent rules
- Non-structural internal alterations: consent required, sometimes not unreasonably withheld
- Flooring changes: special restrictions to prevent noise nuisance
- External alterations/windows: usually tightly controlled
So you may not have one covenant type for everything — you may have different levels of restriction depending on the works.
Example pattern:
- “No structural alterations” (absolute)
- “No internal non-structural alterations without consent” (qualified or fully qualified)
- “No hard flooring without acoustic underlay / consent” (specific restriction)
This is why it’s important to read all alteration-related clauses.
5) If you can’t find the lease or it’s missing pages, here’s what to do
A) Ask your conveyancer (if you bought recently)
If you purchased recently, your solicitor may still have:
- the full lease,
- the lease report, and
- notes on restrictions.
B) Ask the managing agent or freeholder
They usually hold a copy and can provide one (sometimes for a fee).
C) Obtain a copy from Land Registry (common route)
If your lease is registered, you can typically obtain official copies via Land Registry. Your solicitor can help if you’re unsure what to request.
(I’m not accessing Land Registry directly from here, but your conveyancer can do this quickly.)
6) Don’t forget: your lease may also require additional permissions
Even if the covenant allows alterations with consent, you may still need:
- planning permission (for certain external works)
- building regulations approval
- party wall procedures (where applicable)
- freeholder/managing agent consent for access and method statements
- compliance with building rules (e.g., working hours, lifts, protection)
The alterations covenant is one piece of the compliance picture.
7) A simple “read it and classify it” checklist
When you’ve found the clause, ask:
- Does it forbid alterations with no consent wording? → likely absolute
- Does it say “without consent” but nothing about reasonableness? → likely qualified
- Does it say “consent not to be unreasonably withheld/delayed”? → fully qualified
- Are there separate clauses for structural vs non-structural vs flooring? → you may have mixed restrictions
- Does it mention landlord legal/surveyor fees? → budget for those as part of the licence process
8) When to get professional help
You should strongly consider professional input if:
- you’re doing structural works or moving kitchens/bathrooms
- you’re in a block with strict management
- the lease wording is unclear or contradictory
- you’re planning hard flooring and noise is a concern
- you want to avoid delays before works start
- you’re buying a flat and want to understand restrictions before exchange
A short review early can prevent expensive mistakes later.
Want us to help you identify your covenant quickly?
Email mail@howorth.uk or call 07794 400 212. If you paste the alterations clause wording (or send the relevant page text), we can help you classify whether it’s absolute, qualified, or fully qualified, explain what it means in practice, and outline the usual consent process and costs for your type of alterations.