A Licence for Alterations (sometimes called a licence to alter) is a formal written permission from a freeholder/landlord that allows a leaseholder (or tenant) to carry out certain works that would otherwise breach the lease. It is most commonly needed for leasehold flats, but can also apply to leasehold houses, maisonettes, and commercial premises.
In plain terms:
If your lease says you can’t alter the property without consent, the Licence for Alterations is the document that gives you that consent — and sets the rules you must follow.
It protects you, the freeholder, and your neighbours, because it records what is allowed, how it must be done, and what happens if something goes wrong.
1) Why Licences for Alterations exist
Leasehold property isn’t the same as freehold ownership. In a block of flats especially, your “internal” works can affect:
- the structure of the building
- fire safety (compartmentation, fire stopping, protected routes)
- sound insulation between flats
- services (drainage, ventilation, risers, communal systems)
- the building envelope (weather-tightness, external appearance)
- the freeholder’s ability to manage, repair and insure the building
- the quiet enjoyment of other residents (noise, dust, nuisance)
A Licence for Alterations is the freeholder’s way of ensuring those risks are understood, managed and documented.
2) When you typically need a Licence for Alterations
Whether you need a licence depends on your lease wording, but the most common licence-trigger works include:
Structural or layout changes
- removing or altering walls
- forming openings
- installing beams/RSJs
- altering floors or ceilings in a meaningful way
Kitchens and bathrooms (especially if relocating)
- moving a kitchen or bathroom
- altering drainage routes or connections to soil stacks
- wet rooms or major waterproofing works
- changes affecting ventilation routes
Flooring changes (very common)
- replacing carpet with hard flooring (wood/laminate/LVT/tile)
- changing floor build-up or acoustic layers
Fire and services penetrations
- downlights and ceiling alterations
- new ducts, vents, pipework or cabling through walls/floors
- work near risers/ducts/voids
External changes
- windows and external doors
- vents, flues, grilles
- balcony/terrace alterations
- anything affecting external appearance or weather-tightness
Some leases also require consent for “minor” items. The only safe approach is to check the lease.
3) What a Licence for Alterations usually contains
A well-drafted licence is more than a simple permission letter. It typically includes:
A) The agreed scope of works
- description of the works
- drawings/specifications attached or referenced
- sometimes a defined “no variations without approval” clause
B) Conditions (the rules for the works)
Common conditions include:
- working hours and noise controls
- dust management and waste removal
- protection of common parts (lifts, corridors, stairs)
- contractor competence and insurance requirements
- compliance with building regulations and other statutory approvals
- requirements for fire stopping reinstatement where penetrations occur
- acoustic requirements for flooring changes
- access arrangements and notice periods
- landlord inspection rights before/during/after works
- making good of damage and liability for defects
C) Legal protections and responsibilities
- indemnities in favour of the landlord
- confirmation you remain responsible for your contractor
- procedures if damage occurs
- requirements to provide certificates at completion (where applicable)
D) Fees and costs
It’s common for the leaseholder to pay:
- the landlord’s surveyor fees (review/inspections)
- the landlord’s legal fees (drafting the licence)
- admin charges
- sometimes a refundable deposit for protection of common parts
4) The typical process: how a licence is agreed
Most applications follow a similar route:
Step 1: Confirm the lease requirements
Identify what the lease restricts (structural, flooring, wet areas, external).
Step 2: Prepare an application pack
Often including:
- drawings/specification
- method statement and programme
- contractor details and insurance
- structural engineer information where relevant
- acoustic underlay details for flooring
- drainage/vent routes for wet area moves
- details of fire stopping reinstatement where penetrations occur
Step 3: Landlord review
Often through:
- a surveyor (technical risk)
- a solicitor (licence drafting)
Step 4: Agree conditions, fees and sign the licence
The licence should be completed before works start.
Step 5: Carry out works and provide completion evidence
If required:
- building control completion certificate
- electrical or gas certificates
- acoustic test results (if required)
- confirmation of making good and any damage repairs
5) What happens if you don’t get a licence?
Proceeding without consent can cause real problems:
A) Breach of lease
The landlord may demand:
- you stop works,
- reinstate, or
- agree a retrospective licence (often more expensive and more stressful).
B) Sale and remortgage issues
Buyers’ solicitors often ask for:
- the Licence for Alterations
- completion certificates and approvals
Missing paperwork can delay or derail transactions and trigger renegotiation.
C) Disputes and neighbour complaints
Flooring and wet area changes are common sources of conflict. A licence helps define expectations and responsibilities.
6) How long does it take and what makes it quicker?
Timescales vary, but the biggest controllable factor is the quality of your submission. Consent is usually quicker when you provide:
- a clear scope
- good drawings
- a proper method statement
- contractor insurance evidence
- engineer/acoustic details where relevant
The most common cause of delay is a pack that leaves the landlord asking, “What exactly are you doing, and how will you manage the risk?”
7) A simple rule of thumb
If your works involve any of the following, assume you may need a Licence for Alterations and check the lease:
- structure (walls/openings/beams)
- wet areas (kitchens/bathrooms/drainage)
- sound (hard flooring)
- fire stopping (penetrations/ceilings/risers)
- external envelope (windows/vents/flues)
The takeaway
A Licence for Alterations is a formal consent document that allows leaseholders to alter a property without breaching the lease. It’s a practical risk-control tool: it sets out what works are permitted, the safeguards required, and the paperwork needed for future saleability. Getting it right at the start usually saves time, avoids disputes, and protects you financially.
Need help with a Licence for Alterations application or unsure if you need one?
Email mail@howorth.uk or call 07794 400 212. Tell us what works you’re planning and whether it’s a flat or maisonette. We’ll explain what’s typically required, what freeholders focus on, and how to prepare a clear, decision-ready submission that keeps the process moving.