Why ex-LA flats need a different approach
Post-Grenfell, councils as freeholders enforce strict fire compartmentation. All entrance doors must be FD30s certified self-closing fire doors; any new internal partitions must maintain compartment integrity. Many 1960s–70s blocks have asbestos in ceiling artex, vinyl floor tiles and pipe lagging — refurb-and-demolition asbestos survey is mandatory before any strip-out. Older buildings often have lead solder joints in copper plumbing and pre-17th-edition wiring needing full replacement.
Typical ex-LA refurb scope
Standard scope: full strip-out, rewire to current Part P with new consumer unit, replumb to copper or MLCP, new kitchen (£8k–£25k), new bathroom (£8k–£18k), FD30s front door (£1.8k–£3.2k installed), insulation upgrade to internal walls where U-value targets allow, new flooring throughout. Common reconfigurations: open-plan kitchen-living (subject to compartmentation), bathroom relocation to gain larger bedroom, study/utility from a hallway recess.
Council Section 20 consent process
If your lease is from a London council (Southwark, Lambeth, Hackney, Camden, etc.) any work exceeding the Section 20 threshold (often £250 per leaseholder) requires formal consultation. For your own flat works, the council acts as freeholder and grants Licence to Alter — typical timeline 8–14 weeks, fee £200–£800 plus surveyor fees £1,200–£3,500. Detailed specification, structural calculations and Part P/Gas Safe certification required upfront.
