A Licence for Alterations covenant is a clause (most commonly found in a lease) that controls what changes you can make to a property and requires you to obtain the landlord’s written consent before carrying out certain works.
In practice, this covenant is the reason leaseholders are often told they must obtain a Licence for Alterations (sometimes called a licence to alter). It is a legal mechanism that protects the building owner (the landlord/freeholder) and other leaseholders by ensuring alterations are properly designed, safely carried out, and correctly documented.
These covenants are extremely common in:
- flats (particularly long leasehold flats)
- maisonettes
- commercial premises
- some leasehold houses (less common, but it does happen)
Below is a detailed explanation of what the covenant is, why it exists, what it typically covers, and how it affects you.
1) The covenant in plain English
A Licence for Alterations covenant usually says something like:
- You must not make alterations to the flat/building
- without first getting the landlord’s written consent
- and you may need to comply with specific conditions (method statements, approvals, insurance, reinstatement, professional supervision, etc.)
It can be drafted in a few different ways:
Absolute covenant (rare for residential)
- “No alterations permitted.”
This is strict and leaves very little room, although landlords sometimes still agree to limited works in practice.
Qualified covenant (most common)
- “No alterations without consent.”
Consent is required, but it’s not an outright ban.
Fully qualified covenant
- “No alterations without consent, such consent not to be unreasonably withheld.”
This provides additional protection to the leaseholder, because the landlord must have reasonable grounds if they refuse consent.
Understanding which type you have matters, because it affects your negotiating position and the landlord’s obligations.
2) Why these covenants exist
A leasehold flat isn’t a standalone building in legal terms. Your works can affect:
- the structure
- the fire safety performance
- the sound insulation
- the services (drainage, ventilation, electrics, communal risers)
- the appearance of the building
- the neighbouring flats (noise, vibration, damage risk)
The covenant exists to ensure alterations are:
- appropriately designed and assessed
- carried out safely by competent contractors
- properly insured
- documented to protect the landlord’s and other leaseholders’ interests
It also protects the landlord’s ability to maintain the building and enforce consistent standards across the block.
3) What types of works does a Licence for Alterations covenant usually apply to?
This depends on the wording of the lease, but it commonly captures:
Structural and layout works (almost always requires consent)
- removing or altering walls (even if you think it’s “non-loadbearing”)
- creating new openings (doors, windows, wall penetrations)
- steel beams and structural supports
- loft alterations (where applicable)
- altering balconies or terraces
- any work affecting the building’s structure or external envelope
Mechanical and electrical works (often controlled)
- moving bathrooms or kitchens (drainage and waterproofing risk)
- altering soil stacks or ventilation routes
- changes to heating systems where communal systems are involved
- significant rewires affecting communal routes or risers
Sound insulation and flooring changes (very common trigger)
Many leases restrict:
- replacing carpets with hard flooring
- altering floor build-ups
because it can increase noise transfer to neighbours.
Landlords often require:
- sound insulation upgrades
- acoustic test evidence
- specific underlay types
as a condition of the licence.
Windows and external appearance
Even if you “own” the flat, the building exterior is often under landlord control. Consent is typically required for:
- replacement windows/doors
- vents, flues, extractor outlets
- satellite dishes
- changes visible from outside
Works that affect fire safety or compartmentation
Works near:
- service risers
- ceilings and voids
- entrance doors
- party walls
can affect fire stopping. Landlords may require evidence of compliant details and reinstatement.
4) What a Licence for Alterations usually includes (and why it matters)
A “licence” is normally a formal document issued by (or on behalf of) the landlord that sets out:
- what works are permitted (scope and drawings/specification)
- conditions of how works must be carried out
- insurance requirements (often contractor’s insurance + public liability)
- working hours / noise control requirements
- approvals needed (building control, structural engineer details, etc.)
- making good obligations and responsibility for damage
- requirement for professional supervision (sometimes)
- landlord’s right to inspect before/during/after works
- reinstatement obligations (sometimes) if works must be removed in future
It effectively becomes the agreed rulebook that protects everyone involved.
5) What happens if you breach the covenant?
If you carry out controlled works without a licence, it can cause serious problems:
Legal and lease consequences
- you may be in breach of lease
- the landlord can demand reinstatement
- you may face legal costs and enforcement action
Sale and remortgage issues
When you sell or remortgage, your solicitor or buyer’s solicitor may ask:
- “Were alterations done?”
- “Do you have the Licence for Alterations?”
- “Are there completion certificates and approvals?”
If you don’t have the licence, it can:
- delay your sale
- reduce buyer confidence
- lead to price renegotiation
- require retrospective permissions (often expensive and stressful)
Insurance and liability issues
If something goes wrong (water escape, fire stopping compromised, structural issues), lack of formal consent can complicate liability and insurance discussions.
6) How to approach the process sensibly
If you’re planning works in a leasehold property, a good approach is:
- Check the lease wording early (don’t assume)
- Identify whether your proposed works fall within the covenant
- Speak to the landlord/managing agent about their process and requirements
- Prepare clear information: drawings/spec, method statement, contractor details, insurance
- Allow time and budget for landlord professional fees (often payable by the leaseholder)
The smoother you make the process for the landlord, the faster it usually moves.
7) Common myths (that cause trouble)
“It’s inside my flat, so I can do what I want.”
Not in a leasehold. Many internal works still affect structure, services, sound, and fire performance.
“It’s only a kitchen/bathroom swap.”
Moving drainage and waterproofing often triggers consent requirements.
“Everyone else did it, so it must be fine.”
Past breaches don’t remove your obligations—and landlords often enforce once a problem is visible or a neighbour complains.
The takeaway
Licence for Alterations covenants exist to control changes to leasehold property. They protect:
- the building’s structure and safety
- neighbours’ comfort and rights
- the landlord’s long-term management of the block
- your own future saleability
If you’re planning alterations, treating the covenant seriously and obtaining the right licence is almost always the simplest route to a smooth project.
Planning alterations to a flat or leasehold property and not sure where you stand?
Email mail@howorth.uk or call 07794 400 212. Tell us what you’re planning (layout changes, flooring, kitchen/bathroom moves, structural works), and we’ll help you understand what information is usually needed, how the process typically works, and how to avoid delays or disputes with the freeholder/managing agent.