“Typical Licence for Alterations works” are the kinds of changes a leaseholder (or commercial tenant) commonly wants to make, but cannot legally proceed with under the lease without the landlord/freeholder’s written consent. These works are usually controlled because they can affect:
- the building’s structure
- fire safety and compartmentation
- sound insulation between flats
- services (drainage, ventilation, electrics, communal risers)
- the external appearance or weather-tightness
- the landlord’s ability to maintain and insure the building
- the quiet enjoyment of other residents (noise, vibration, nuisance)
The exact trigger depends on your lease wording, but in practice the same categories come up again and again. Below is a detailed guide to the works that most commonly require a Licence for Alterations, with practical examples and the reasons they are controlled.
(General information only, not legal advice. Always check your lease.)
1) Structural and layout alterations (almost always require a licence)
These are the most obvious “licence-trigger” works because they can affect stability, fire separation, and neighbour safety.
Typical examples
- removing or altering internal walls (even “non-loadbearing” can be contentious)
- forming new openings in walls (doorways, widened openings)
- installing structural beams/RSJs and posts
- altering floor structures (for example, strengthening, trimming, or altering joists)
- changing ceiling structures or removing structural nibs
- works that affect party walls between flats or the main structure (columns, beams, slab)
Why landlords control these
- structural risk to the building and other flats
- liability and insurance implications
- need for design, calculations, and controlled methods
- requirement to reinstate fire stopping and acoustic separation
Common licence requirements: structural engineer design/calculations, method statement, inspection stages, and sometimes contractor competence evidence.
2) Kitchen and bathroom alterations (very common licence applications)
Even where there’s no structural change, landlords often require a licence for wet-area works because of the risk of water escape affecting other dwellings.
Typical examples
- moving the kitchen to a new location
- moving a bathroom or creating an en-suite
- changing where drainage connects into soil stacks
- installing new showers/wet rooms
- altering ventilation duct routes
- changing the position of washing machines/dishwashers if it affects drainage routes
Why landlords control these
- water escape claims can be expensive and affect multiple flats
- drainage and ventilation changes may affect the whole stack
- fire stopping can be compromised when new penetrations are formed
- poor waterproofing and detailing can lead to long-term leakage and damage
Common licence requirements: drawings showing drainage routes, waterproofing details, method statements, evidence of competent installers, and insurance.
3) Flooring changes and sound insulation works (one of the most common triggers)
In flats, flooring is often heavily controlled. Many leases:
- require carpet in living spaces/bedrooms, or
- permit hard flooring only with landlord consent and acoustic measures.
Typical examples
- replacing carpet with engineered timber, laminate, LVT, tile, or stone
- altering the floor build-up (underlay, screed, insulation)
- removing acoustic layers or changing floating floor systems
Why landlords control these
- noise transfer is a major source of neighbour complaints
- hard flooring can materially worsen impact sound (footfall)
- changes can reduce acoustic separation between dwellings
Common licence requirements: acoustic underlay specification, minimum performance standards, restrictions on certain floor finishes, and sometimes post-installation testing.
4) Works affecting fire safety or compartmentation (often overlooked)
Even small alterations can affect fire performance, especially in blocks where the building relies on compartmentation and protected routes.
Typical examples
- altering ceilings and creating recessed downlights
- cutting access hatches into ceilings/partitions
- altering walls that form part of fire separation
- forming penetrations for services (pipes, cables, ducts) through compartment walls/floors
- works around service risers/ducts and communal routes
Why landlords control these
- compromised fire stopping can create serious life safety risk
- insurance and regulatory compliance implications
- fire strategy for the building can be undermined by “minor” penetrations
Common licence requirements: compliant detailing, evidence of fire stopping products, inspection or photographic records before closing up.
5) Mechanical and electrical alterations (depending on the building)
Not every lease requires a licence for simple like-for-like changes, but many do for significant upgrades, particularly where communal systems are involved.
Typical examples
- rewiring where routes pass through communal areas or risers
- moving consumer units or meter cupboards
- installing mechanical ventilation systems with new duct routes
- altering heating systems where communal heating/hot water is involved
- adding underfloor heating (especially if it changes floor build-ups or services routes)
Why landlords control these
- risk to communal services and risers
- fire safety implications of penetrations
- future maintenance access issues
- risk of nuisance (noise/vibration from fans) and water escape
Common licence requirements: drawings of routes, electrical certification requirements, details of penetrations and reinstatement.
6) External changes and anything affecting appearance or the building envelope
External elements are almost always within landlord control, even if you “own” the lease to a flat. A licence is commonly required for any visible change.
Typical examples
- replacing windows or external doors (even if upgrading)
- installing vents through external walls (extractor outlets, air conditioning)
- fitting flues, boiler terminals, cooker hoods to external walls
- satellite dishes, external pipework, grilles
- balcony or terrace alterations (screens, decking, coverings)
- changing external lighting, signage (common in mixed-use or commercial)
Why landlords control these
- uniform appearance of the block
- weather-tightness and structural integrity
- planning and building control coordination
- long-term maintenance and replacement programmes
Common licence requirements: detailed specs, method statements, and sometimes matching materials/appearance requirements.
7) Loft alterations (where a flat has loft rights)
Where a lease grants loft space or roof void rights (not always the case), loft works commonly require a licence.
Typical examples
- loft boarding, insulation changes
- rooflights / dormers (if permitted)
- storage platforms and access ladders
- alterations affecting ventilation and roof structure
Why landlords control these
- structural and fire implications
- ventilation and condensation risk
- roof integrity and future maintenance
- potential impact on the building envelope
8) Alterations that affect common parts or access
Some works may be internal but require temporary use of communal areas.
Typical examples
- bringing materials through communal stairwells/lifts
- scaffolding in communal gardens/grounds
- works requiring shutdown of services or access to risers
- temporary storage or waste removal arrangements
Landlords may require licence conditions or deposits to protect common parts and manage nuisance.
9) Works that often do not require a licence (but don’t assume)
Many leases allow basic “non-structural” decorative works, such as:
- redecoration
- replacing kitchen units like-for-like without relocating plumbing
- replacing bathroom sanitaryware without moving drainage routes
- replacing carpets like-for-like
However, some leases still control these (especially flooring or any wet area changes). The only safe approach is: check the wording.
10) The practical takeaway: if it changes structure, services, sound, fire, or external appearance—assume it needs consent
As a rule of thumb, works are “typical licence works” if they involve:
- walls, openings, beams, floors, ceilings
- kitchens/bathrooms (especially relocation)
- drainage/ventilation routes
- hard flooring or changes to floor build-up
- penetrations through walls/floors
- anything external (windows, vents, flues)
- anything impacting common parts/access
If your proposed works fall into those categories, expect a Licence for Alterations process, landlord professional fees, and a requirement for drawings/specs and method statements.
Planning alterations and unsure whether they’ll trigger a Licence for Alterations?
Email mail@howorth.uk or call 07794 400 212. Tell us what you’re planning (layout changes, flooring, kitchen/bathroom works, vents/windows, structural changes) and whether it’s a flat or maisonette. We’ll help you understand what typically requires a licence, what information landlords usually want, and how to prepare a submission that reduces delay and avoids disputes.