I am a tenant and want to modernise my flat, do I need my landlords permission?
Yes. You may need approval from your immediate landlord and also from the freeholder
If I am required to obtain landlords permission to carry out alterations to my flat, what sort of permission do I need?
You will require a formal licence for alterations.
I want to carry out structural alterations and change the appearance of the property, what other permissions do I need apart from a formal licence for alterations?
You may need to obtain planning permission and Building Regulations approval. In addition, depending on the nature of the work you may need to serve notices on any adjoining owners under the Party Wall etc Act 1996.
How do I apply for a licence for alterations from The Portman Estate?
You can contact The Portman Estate by phone or email and we will explain the process and send you the application form. Alternatively, a guide to the licence procedure can be found in the Download Centre.
We are managing agents for a building and want to carry out repairs and redecoration works to the outside and internal common parts, are we required to obtain licence for alterations?
No, you do not require a licence provided you are only complying with the covenants in the lease and the work does not involve any alteration. However, in accordance with good property management you should notify the Estate in advance so that it is aware of the proposed repair and redecoration works.
If I want to locate a satellite dish or air conditioning equipment on the roof, do I need to a licence for alterations?
Yes, depending on your lease you may need to a licence from your immediate landlord and the freeholder and a premium may be payable.
I want to replace the carpet and underlay in my flat and install ceramic tiles and hardwood flooring, do I need a licence for alterations?
Yes, depending on the terms of the lease it is common to find a clause stating that floor finishes should consist of only carpet and underlay or other suitable material.
What will it cost me to apply for a licence for alterations from the Estate?
You will need to pay a licence application fee to the Portman Estate when you submit your application for consideration. The amount payable will depend on the nature, extent and cost of the proposed alterations. The Estate will advise you of the licence fee that applies to your project.
Are there any other costs or fees that I might need to pay?
Yes, in addition to paying the licence application fee you will be liable for solicitors fees and if the works involve structural alterations you will be liable for the cost of the consultant structural engineers fees. In addition, depending on the wording of the lease, a premium may be payable.
What is a premium and how is that calculated?
If the lease contains an express covenant prohibiting any alterations and you have applied to build an extension, the Portman Estate may permit the application provided a premium is paid. The premium is a sum of money reflecting the added value to the flat and is calculated using established valuation methods.
How long does the process of applying for and getting approval take?
It varies depending on the complexity of the proposed alterations but as a general guide an approval letter is normally issued within 4 weeks from the receipt of a validated application
What is a refundable deposit and under what circumstances is it payable?
Where the proposed works could or are likely to cause physical damage to the common or shared parts of the building or physical damage to an adjoining flat in the building or nuisance/inconvenience to the neighbours or other residents in the same building – the Estate may require the applicant to pay a sum of money as a deposit as a pre-condition of permitting the works. The deposit could be £10,000 or more and serves as a safeguard in the event that the works cause damage/nuisance/inconvenience to others and remedial works or compensation are required as a result.
The deposit will be held in an interest bearing trust account. The Portman Estate may use all or part of the deposit to pay compensation or other costs incurred in relation to the remedying of such damage/nuisance/inconvenience caused by or as a consequence of the works.
The deposit plus interest (or the balance of the deposit after any payments have been made from it) will be refunded to the applicant within one month after the Estate is satisfied that the works are complete and in accordance with the licence.
