Several things can stop (or seriously delay) freeholder consent for a Licence for Alterations — and most of them fall into one of four buckets:
- Your lease doesn’t permit the works (or restricts them heavily)
- The proposal creates unmanaged risk (structure, fire, water escape, acoustics, external envelope)
- Your application pack is incomplete or unclear
- Process issues (fees, timing, neighbour impact, past breaches, or the freeholder’s own procedures)
Importantly, “stopping” can mean two different outcomes:
- a formal refusal, or
- a “soft refusal” where the application is dragged out indefinitely through slow replies and repeated requests.
Below is a detailed guide to the most common blockers, why they matter, and what you can do about each one.
1) The lease covenant itself can stop you
A) An absolute alterations covenant
If your lease contains an absolute prohibition (no consent mechanism), the freeholder may be under no obligation to allow the works at all. In practice some will still agree, but they can say no more easily.
Typical result: refusal or strict conditions with high fees.
B) A split covenant that bans structural works
Many leases effectively say:
- structural alterations are prohibited, but
- non-structural alterations may be allowed with consent.
If your works touch structure (or the freeholder believes they do), consent can be blocked.
Typical result: you may need redesign or engineer confirmation that it’s non-structural.
C) Specific lease restrictions (the “hidden” blockers)
Even if the general clause is permissive, leases often include separate restrictions on:
- hard flooring
- external changes/windows
- cutting into walls/floors
- alterations affecting services/risers
- nuisance and working hour controls
These frequently catch people out because they’re not always in the main “Alterations” paragraph.
2) Structural risk (or uncertainty) is one of the biggest consent blockers
Freeholders are risk managers. If they can’t be confident the building is protected, they may refuse or delay.
Common structural blockers
- removing or altering walls without clear design
- creating openings without engineer detail
- installing steels/RSJs without calculations
- altering floors/ceilings in ways that could affect structure
- unclear “is it loadbearing?” questions
What stops consent here: uncertainty.
What unlocks it: proper drawings, structural engineer design/calculations, and a method statement.
3) Fire safety and compartmentation concerns
In blocks of flats, fire strategy matters. Freeholders often focus heavily on anything that might compromise compartmentation.
Typical fire-related blockers
- penetrations through compartment walls/floors (pipes, cables, ducts)
- downlights and ceiling alterations
- works near service risers/ducts/voids
- removing boxing or altering enclosures around services
What stops consent: no plan for fire stopping or reinstatement.
What unlocks it: details of how penetrations will be sealed, evidence of suitable products/approach, and sometimes inspection requirements before closing up.
4) Water escape risk (especially kitchens and bathrooms)
Water damage affects multiple flats and can be costly. Freeholders can be very cautious when works involve wet areas.
Wet area blockers
- moving a bathroom or kitchen to a new location
- altering drainage routes or connections to stacks
- wet rooms without clear waterproofing detail
- unknown contractor competence or inadequate insurance
- repeated history of leaks in the building
What stops consent: vague proposals and lack of detail.
What unlocks it: clear drainage/vent routes, waterproofing approach, competent installers, insurance evidence, and practical controls (testing, isolation, access).
5) Flooring and acoustics (a major real-world “refusal” trigger)
Hard flooring is one of the most common reasons for:
- refusal,
- strict conditions, or
- neighbour disputes that lead to enforcement.
Acoustic blockers
- replacing carpet with hard flooring without an acoustic strategy
- no underlay specification
- proposals that reduce acoustic separation
- existing neighbour sensitivity or past complaints
What stops consent: risk of nuisance and enforceability issues.
What unlocks it: a robust acoustic build-up, clear installation details, and any testing required by the building/lease.
6) External changes and building envelope concerns
Even “small” changes outside can be refused if they affect:
- appearance uniformity
- weather-tightness
- maintenance obligations
- future replacement programmes
External blockers
- window replacement without matching spec
- vents/flues through external walls
- balcony/decking/screen changes
- external pipework or grilles
What stops consent: aesthetics, envelope risk, or conflict with estate policies.
What unlocks it: matching materials/specs, clear detailing, and sometimes planning/building control confirmation.
7) Missing paperwork is the #1 reason consent gets delayed
Even where the freeholder would likely agree, missing documents can grind the process to a halt.
Common “paperwork blockers”
- no drawings (or drawings too vague to assess)
- no method statement or programme
- contractor not yet appointed / no details provided
- missing insurance certificates or inadequate cover
- no engineer information (structural works)
- no acoustic details (flooring)
- no drainage/vent detail (wet area moves)
- no plan for protecting common parts
Fix: submit a single, indexed “decision-ready” pack.
8) Past behaviour or existing breaches can complicate consent
If you have:
- started works without consent, or
- previously breached the lease, or
- upset neighbours through nuisance,
the freeholder may treat your new application with more caution.
What stops consent: trust issues and enforcement posture.
What unlocks it: stop works, regularise the position, be transparent, and demonstrate controls.
9) Neighbour objections can slow everything down
Even where the freeholder would approve, neighbour complaints may prompt:
- extra conditions
- tighter working hours
- acoustic requirements
- additional inspections
This is especially true for:
- hard flooring
- noisy structural works
- works with early starts or weekend activity
What unlocks it: a nuisance control plan, clear working hours, and communication.
10) Fees, deposits, and undertakings can stop progress if not handled early
Many leases allow landlords to recover their reasonable costs. Consent often won’t proceed until you:
- agree to pay surveyor/legal fees
- pay an admin fee
- sometimes lodge a refundable deposit for common parts
Applications can stall when:
- fees aren’t disclosed clearly, or
- you refuse to agree to any undertaking, or
- there’s a dispute over what is “reasonable.”
Practical approach: ask for fee estimates and the basis (fixed vs hourly) early, then keep the process moving while you query any disproportionate items.
11) Freeholder “policy” can stop you even if your works seem sensible
Some buildings have policies or house rules that go beyond what you expect:
- no hard floors in bedrooms
- no wet room installations
- restricted hours
- preferred contractors for certain systems
- restrictions on balcony alterations
- restrictions on external penetrations
Even if you think the lease wording is permissive, building policies can drive refusal or heavy conditions.
12) The freeholder being slow or disorganised (the “soft stop”)
Sometimes consent isn’t refused — it’s just delayed endlessly:
- no timeline
- repeated “we’re chasing the solicitor/surveyor”
- slow responses to emails
- constant new requests
This can stop your project just as effectively as a refusal.
What helps: written timelines, clear checklists, escalation through the managing agent’s process, and (where your covenant is fully qualified) legal advice if delay is unreasonable.
A quick “risk test”: will my works be easy or hard to consent?
Consent tends to become harder when your project includes:
- structural alterations
- moving kitchens/bathrooms
- hard flooring
- fire-sensitive penetrations
- external changes
- incomplete paperwork
- neighbour nuisance risk
- past breaches or distrust
- unclear fees and process
If you can reduce uncertainty in those areas, you dramatically improve your chances.
Want to know what might stop consent for your works — and how to prevent it?
Email mail@howorth.uk or call 07794 400 212. Tell us what works you’re planning (walls, flooring, kitchen/bathroom changes, vents/windows), and whether it’s a flat or maisonette. We’ll explain the typical consent blockers for your type of project, what documents will be needed, and how to build a decision-ready application that keeps the process moving.