What freeholders control
Standard residential leases reserve to the freeholder consent over: structural alterations (load-bearing walls, openings, beams, foundations); M&E changes beyond like-for-like (new circuits, gas, soil pipes, ventilation); flooring buildup changes (impact on sound insulation between flats); external alterations (windows, doors, roof terraces); and sometimes any work above a value threshold (often £5k–£10k). The lease itself sets these reservations — read clauses 4 and 5 (typical absolute/qualified covenants).
Licence to Alter process and cost
Standard sequence: 1) write to freeholder describing the works; 2) provide architect drawings, structural calcs, M&E specs; 3) freeholder appoints surveyor (you pay) to review; 4) Licence document drafted by freeholder's solicitor (you pay typically £600–£1,800); 5) you sign and pay freeholder's fee (£200–£800); 6) Licence executed. Total typically 6–12 weeks and £1,500–£4,500 in disbursements. Refusal must be reasonable for qualified covenants — courts can override unreasonable refusal.
Share-of-freehold complications
If your block is share-of-freehold (residents own the freehold through a company), you still need Licence to Alter — but granted by the residents' management company. Articles of association usually require unanimous or majority director consent. Neighbour relationships matter. Allow extra 4–8 weeks for board meetings and decisions. Some share-of-freehold blocks have strong design covenants (e.g. windows must be sash, original features retained).
