A Licence for Alterations is required when a leasehold owner wants to undertake alterations to their property.
In many cases, the specifics and wording of the lease will mean that the leaseholder needs to obtain their freeholder’s written consent in advance of commencing the works.
It is important for a leaseholder to comply with the lease alteration requirements, without it, they are not only in breach of their lease, however could ultimately be asked to reinstate the property back to its previous arrangement.
The type of construction work that require a Licence for Alterations is far and wide, structural and non-structural, however ultimately depends on the terms of the lease and its requirements.
Licence for Alteration Surveying Costs
Here at Stokemont, we believe that Licence for Alteration Surveying costs should be transparent and clear. As a guide our prices are as below, in order to obtain a fixed cost, please get in touch with our Surveying team who will be happy to advise.
Licence for Alteration Minor Works
From £950 + VAT
Licence for Alteration Non-Structural Works
From £1,150 + VAT
Licence for Alteration Structural Works
From £1,350 + VAT
Further Licence for Alterations Costs for Consideration
Here at Stokemont, our costs will always be fixed. However, it is important to bear in mind that there can be instances that there are unexpected costs for which the leaseholder would be liable.
Please note that none of these costs would be costs or fees payable to Stokemont and would instead be as follows:
In situations of structurally complex works, or works of a high risk. It is likely that the freeholders will request the input of an advising engineer. Their role will be to review the works from the perspective of the envelope of the building, ensuring the risk is as low as it can be.
Their costs tend to start around the £500 mark.
In the majority of cases, the freeholders will request the legal input of a solicitor, this may be in the form of drafting the licence or checking the circulating licence for alterations documentation.
Their costs tend to start around the £800 mark.
The freeholder may request the input of their own Surveyor to advise them and work with the leaseholder’s Surveyor in the agreement of the circulating licence for alterations.
Their costs tend to start around the £800 mark.
The freeholder may request the leaseholder’s Surveyor, or their own Surveyor undertake interim inspections of works and property to ensure the licence for alterations is being adhered to.
These costs tend to start around the £300 mark per visit.
The freeholder may request the communal areas or external areas which are to be affected by the leaseholder’s works be professionally cleaned post construction to ensure no sign of the contractor’s presence.
These costs tend to start around the £200 mark per visit.
In the unfortunate event of damage being caused as a result of the leaseholder’s works, leaseholder will find themselves liable for the repair costs associated with the making good and remedy.
Typical Licence for Alterations Surveying Questions
Can my Freeholder refuse my works?
This very much depends on your lease’s alterations clause. If it is prohibitive, then the freeholder does have the legal right to refuse your proposed construction works.
We would always advise fully reviewing the lease in advance of incurring any costs in the run-up to proposed construction works.
If you’d like for one of our Surveyors to review your lease, feel free to get in touch. There is no charge for this!
How much do the Licence for Alterations procedures cost?
This is dependent upon the type of work you are planning on undertaking to your demise, the type of property and ultimately the freeholder with whom your lease is a party to.
We would always advise discussing these variables with an experienced Licence for Alterations Surveyor well in advance of the construction works commencing.
They should be able to give you a firm and clear indication of the costs.
Am I responsible for the Freeholder’s Costs?
Yes, you will be responsible for your freeholder’s reasonable costs in agreeing the Licence for Alterations.
Commonly these can include, however are not limited to, Surveyor fees, Solicitor fees, Land Registry Costs and updating the lease plan if necessary.
How long do the Licence for Alterations procedures take?
This very much depends on the type to work your planning and undertaking, the freeholder and ultimately the quality of information that is to hand.
We would always advise presenting the information to an experienced Licence for Alterations Surveyor as soon as possible as they should be able to give you much clearer guidance on this point.
Our team of Surveyors are not only highly experienced but importantly they are also qualified.
We’re proud to confirm our Surveyors hold membership status and accreditation to some of the world’s leading professional governing bodies including; the Royal Institute of Chartered Surveyors (RICS), the Chartered Institute of Building (CIOB), the Chartered Institute of Arbitrators (CIArb), The Chartered Association of Building Engineers (CABE), the Pyramus and Thisbe Club (P&T) and the Centre for Effective Dispute Resolution (CEDR).
Related blog posts
If you are a leaseholder for a property, you might find that occasionally, you want to make material or structural changes. What you’re going to want to do is to make sure that you’ve got yourself a Licence to Alter, which is what you get from your freeholder. But...
If you’re planning on undertaking works to your leasehold flat, you’re probably excited about the space changes, design editions and change of living that comes over most of us when we step into the shoes of an interior designer! However, an important aspect to...
In this week’s property surveying blogpost, we are going to be discussing Licence for Alterations procedures, and in particular if a freeholder has the legal right to refuse a leaseholder’s proposed and requested works. Believe it or not, the freeholder does indeed...