Renovating a leasehold flat: permissions before the layout

Read the lease before removing a wall

Owning a leasehold flat does not necessarily give you unrestricted freedom to alter it. The lease may prohibit particular changes or require the landlord's written consent. Establish the position with your solicitor before assuming that internal work can proceed without further permission.

The Leasehold Advisory Service explains the distinction between alterations that are prohibited, permitted subject to consent and otherwise controlled by the lease. A licence to alter may be required. Planning permission or Building Control approval does not replace the landlord's consent.

Understand what the building can accommodate

A new bathroom or kitchen may be constrained by drainage routes, ventilation, floor construction and access to shared services. Moving a wet room is not simply a matter of moving fixtures on a plan. Investigate the existing arrangement before choosing a layout that depends on concealed connections.

Structural work, changes to fire separation and alterations in buildings subject to additional building-safety controls need appropriate specialist input. Establish the applicable approval route for the particular building; a small flat does not necessarily mean a simple process.

Prepare a coordinated consent package

Ask the managing agent what information and procedure apply. The submission may need drawings, structural calculations, method statements, contractor details or other evidence. Confirm the actual requirements and fees rather than relying on a list from another block.

Consider acoustic performance and the effect on neighbours. Flooring, services and work hours can be especially sensitive in an occupied building. Protecting shared areas and arranging deliveries should be included in the practical plan and contractor's price.

Before you appoint a contractor

• Obtain and review the relevant lease provisions.
• Confirm the landlord or managing agent's consent process.
• Establish statutory approvals and any building-specific controls.
• Investigate structure, drainage and shared services.
• Agree access, working hours and protection of communal areas.
• Include consent costs and conditions in the budget and programme.

We can develop a design and coordinate the architectural information for an agreed scope. Send the existing plan, address, lease-related requirements and your proposed changes at the start. Your solicitor should advise on the lease and legal consent position; the design can then be developed around confirmed constraints.