When a Licence for Alterations is being agreed, the surveyor’s role is essentially to act as the technical gatekeeper between your proposed works and the freeholder’s responsibilities for the building. Their job is not to “block” improvements, but to make sure alterations are properly designed, safely executed, and appropriately documented, so the building, the freeholder, and other leaseholders are protected.
Depending on who has instructed them, a surveyor may be acting for:
- the freeholder/managing agent (most common),
- the leaseholder making the application (less common but very useful on bigger schemes), or
- sometimes both parties in a limited “review” role (though they usually have a clear client).
In most cases, the surveyor’s input is what turns a vague idea (“I want to knock through this wall”) into a consentable proposal with conditions (“You can do it, but with these details, this method, and these protections.”)
Below is a detailed breakdown of what surveyors typically do at each stage of the Licence for Alterations process.
1) First, they interpret the lease requirements (in practical terms)
While solicitors draft and advise on the legal document itself, surveyors often help interpret what the lease clause means in practice for the proposed works, for example:
- Is the work likely to be structural or non-structural?
- Does it affect parts of the building that are likely to be retained by the freeholder?
- Will it create noise transmission issues (particularly flooring)?
- Does it increase water escape risk or affect drainage routes?
- Does it involve penetrations that may compromise fire safety or acoustic separation?
The surveyor is effectively asking: what can go wrong, and what evidence/controls do we need so it doesn’t?
2) They review drawings, specifications, and proposals (the technical review)
A central task is reviewing the leaseholder’s “licence application pack”, typically including:
A) Plans and drawings
- existing and proposed layouts
- construction details (especially bathrooms, kitchens, openings, floors)
- sometimes sections/elevations where relevant
B) Structural proposals
If walls are being removed or openings formed, they’ll expect:
- structural engineer calculations and drawings
- details of beams/posts/bearings
- sequencing of work and temporary support proposals (as appropriate)
C) Acoustic details (common for flooring)
For hard flooring, surveyors often look for:
- underlay specification and thickness
- installation method (floating vs bonded)
- perimeter isolation detailing
- whether there’s a requirement for testing or minimum performance
D) Fire stopping and penetrations
Where services pass through walls/floors, they look for:
- what penetrations are proposed
- how fire stopping will be reinstated
- whether works affect compartmentation or protected routes
E) Water risk controls
For kitchens/bathrooms they may review:
- drainage routes and connection points
- waterproofing approach, shower/bath detailing
- isolation arrangements and leak testing intentions
Their review is about confirming the proposal is technically robust—not just “nice on paper.”
3) They identify risks and set conditions (the “rules” that protect the building)
Surveyors typically recommend conditions that become part of the Licence for Alterations. These are designed to reduce risk and prevent nuisance, such as:
A) Scope and variation control
- works must follow the approved drawings/spec
- no variations without written approval
B) Working hours and nuisance control
- permitted hours (often weekday-only, limited Saturdays)
- restrictions on noisy works
- dust control and debris management
C) Protection of common parts
- lift/corridor/stair protection
- daily cleaning obligations
- no storage in common parts
D) Access and inspections
- rights to inspect before/during/after works
- notice requirements for inspections
- sometimes “hold points” (e.g., inspect before closing up fire stopping)
E) Insurance and responsibility
- confirmation of contractor insurance levels
- leaseholder responsibility for damage
- making-good obligations and procedures for handling damage
F) Specialist sign-offs
- building control approvals and completion certificates
- electrical and gas certificates
- acoustic test results (if required)
These conditions are not arbitrary — they’re the freeholder’s way of limiting exposure to claims and keeping the building manageable.
4) They may inspect the property before works start (and record condition)
Depending on the works and the building, a surveyor may carry out a pre-works inspection to:
- understand the existing condition
- identify sensitive areas (cracks, finishes, communal corridors)
- set a baseline so damage can be fairly assessed later
This is similar in concept to a Schedule of Condition, although it may be more limited in scope, depending on instructions.
Why it matters: it reduces disputes later about whether damage was “pre-existing” or caused by the works.
5) They coordinate with solicitors drafting the licence
Surveyors and solicitors work together:
- the surveyor defines the technical conditions
- the solicitor drafts the Licence for Alterations document to reflect:
- the approved scope
- the conditions
- annexed drawings/specifications
- responsibilities, indemnities, and fees
The surveyor may review drafts to ensure the technical terms match what was agreed and that drawings are correctly referenced.
6) They may oversee or check compliance during the works (where required)
Not all licences include this, but for higher-risk works the surveyor may:
- carry out site visits during the works
- check key stages (e.g., structural installation, fire stopping before closing up)
- confirm common parts protection is being maintained
- respond to issues or complaints
This provides reassurance to the freeholder and can help keep works moving if something unexpected arises.
7) They inspect at completion and confirm works are complete (and damage made good)
At the end of works, the surveyor may:
- inspect the property and common parts
- confirm the works match the consented drawings
- confirm completion certificates have been provided
- assess whether any damage occurred and how it should be remedied
- approve release of any deposits (where held)
This closing stage is often essential to prevent disputes when the leaseholder sells later.
8) They may deal with disputes that arise during the process
Surveyors often become the practical problem-solver where:
- neighbours complain about noise
- the contractor needs access or deliveries
- there is damage to common parts
- variations to scope are requested
- the freeholder requests additional safeguards
A good surveyor helps avoid escalation by keeping the conversation technical and solution-focused.
9) What the surveyor is not there to do
It’s helpful to be clear about limits:
- they are not your project manager unless separately appointed
- they do not “guarantee” workmanship quality
- they are not there to give legal advice (that is the solicitor’s role)
- if acting for the freeholder, they are not there to “fight your corner” — they are there to protect the building and the landlord’s responsibilities (while still enabling reasonable works)
The takeaway
During a Licence for Alterations agreement, a surveyor:
- reviews the proposed works technically
- identifies risks (structure, fire, water, noise, common parts)
- specifies what information is needed for approval
- recommends sensible conditions to protect the building
- may inspect before/during/after works
- helps ensure the licence is clear, enforceable, and workable in practice
Surveyor involvement is often what keeps the process safe, defensible, and ultimately approvable.
Need help navigating the Licence for Alterations process or preparing a “decision-ready” pack?
Email mail@howorth.uk or call 07794 400 212. Tell us what works you’re planning and what stage you’re at. We can help you understand what the freeholder’s surveyor will look for, how to present your proposals clearly, and how to avoid delays and disputes during the agreement of your licence.