RESIDENTIAL SERVICES

Licence to Alter & Development Consent Advice

Expert Valuation & Strategic Negotiation for Leasehold Alterations

Planning internal alterations? Extending into vaults? Installing air conditioning? Developing your airspace?

If you own a leasehold property, landlord consent is often required before works can commence. Most residential leases contain covenants restricting structural alterations or changes to layout without formal approval. Failure to obtain consent can delay sales, invalidate insurance and expose leaseholders to legal action.

At BN Surveyors, we provide specialist valuation and strategic advice in connection with Licence to Alter applications, ensuring that proposed works are properly assessed and that any premium demanded by the freeholder reflects fair valuation principles — not opportunistic negotiation.

We act for leaseholders across Prime Central London and the wider Southeast, regularly advising on high-value properties within estate-managed buildings and conservation areas.

Is a Licence to Alter Required?

A licence to alter is typically required where works involve:

  • Structural alterations

  • Removal of loadbearing walls

  • Basement excavation or extension

  • Incorporation of vaults or lightwells

  • Installation of air conditioning or condensers

  • Roof terraces or mansard extensions

  • Airspace development

  • Change of internal layout or reconfiguration

  • Alterations affecting common parts

Even where planning permission is granted, landlord consent under the lease remains separate and essential.

We Advise On:

  • Structural alterations

  • Basement extensions

  • Vault and lightwell incorporation

  • Air conditioning installation

  • Roof terraces and mansards

  • Airspace development

  • Internal reconfiguration

  • Change of use (where permitted under the lease)

Our advice combines technical valuation expertise with commercial strategy, ensuring that any compensation demanded reflects genuine impact on the freeholder’s interest.

What We Do:

Our role typically includes:

  • Reviewing the lease and alteration covenants

  • Assessing impact on the freeholder’s reversion

  • Advising on diminution in value (if any)

  • Valuing development potential where relevant

  • Negotiating premium demands

  • Liaising with managing agents and solicitors

  • Advising on landlord’s professional fees

  • Providing expert valuation support where disputes arise

Where necessary, we can prepare formal valuation reports suitable for Tribunal proceedings.

How Premiums Are Assessed

Premiums for a licence to alter may arise where works:

  • Enhance the value of the leaseholder’s interest

  • Extend the demise into vaults or airspace

  • Affect structural integrity or common parts

  • Reduce future development potential of the freeholder

  • Create risk or management burden

However, in many cases, landlords seek premiums that are not properly supported by valuation evidence. We ensure that any payment reflects:

  • Measurable impact on the freeholder’s interest

  • Reasonable valuation methodology

  • Proper legal and lease interpretation

  • Established enfranchisement and compensation principles

Why It Matters

Landlords and estate managers often adopt a robust negotiation stance. Without professional representation, leaseholders may:

  • Overpay premiums

  • Accept overly restrictive licence conditions

  • Agree to unfavourable reinstatement clauses

  • Encounter difficulty when selling in future

We protect your long-term position — not just the immediate transaction. Our experience across Central & Greater London means we understand how major London estates approach alteration negotiations.

Typical Process

  1. Review lease and proposed works

  2. Assess valuation impact

  3. Provide strategic advice

  4. Engage with landlord’s surveyor

  5. Negotiate premium and conditions

  6. Support legal completion of licence

Timescales vary depending on complexity, but most straightforward matters resolve within 4–8 weeks.

Helpful Information

    • We advise across Prime Central London

    • For larger development matters, we can act nationally by arrangement

    • Initial Review & Advice:
      From £950 + VAT

    • Full Negotiation & Representation:
      Quoted depending on scope and complexity

    • We provide clear fee proposals at the outset.

    • Do I need planning permission before applying for a licence?
      Planning permission and landlord consent are separate. Both may be required.

    • Can a landlord refuse consent
      This depends on lease wording. Many leases require consent not to be unreasonably withheld, but premiums may still be payable.

    • Will this affect resale?
      Yes — works undertaken without formal licence can delay or derail future sales.

Protect Your Position Before Agreeing Terms

020 7101 3382info@bnsurveyors.com

We provide valuation and strategic advice across Prime Central London.

Contact Us Today