If you own a leasehold flat in London and you’re planning to knock through a wall, move a kitchen, or install new flooring — someone, somewhere, will eventually mention three words that can stop a project cold: Licence to Alter.
It sounds like a formality. A quick signature. Maybe a fee or two.But once you step into it, you realise it’s more like a slow-moving conversation between architects, surveyors, and lawyers — one that has to be handled carefully.
We’ve been through it hundreds of times for clients across West London — Notting Hill, Kensington, Chelsea, Fulham, Hammersmith, Ealing, and Chiswick. Every borough, every building, every freeholder seems to have their own version of “the right way to do things.”
So, let’s talk about what a Licence to Alter really costs — and why who you hire to manage it can make all the difference.
What a Licence to Alter Actually Means
An LTA is written consent from your freeholder allowing you to make changes to your flat.You might need one if you’re removing a wall, changing your layout, or even just replacing carpets with hard flooring. Most leases won’t let you alter the building’s structure or services without approval — even if it’s an improvement.
Typical works that trigger an LTA:
- Opening up kitchens and living rooms
- Moving or adding bathrooms
- Structural or load-bearing changes
- Installing new heating or ventilation systems
- Upgrading soundproofing or lighting
- Converting basements or lofts in maisonettes
It’s not just about design. It’s about protecting the building as a shared structure — something London’s freeholders take seriously (and rightly so).
Why It Costs What It Costs
In London, getting a Licence to Alter usually costs somewhere between £2,000 and £10,000, depending on complexity.
That figure includes legal, surveyor, and architectural fees — but here’s how it actually breaks down in real life:
- Freeholder’s legal team: £800–£2,500They’ll draft and review the formal Licence deed.
- Freeholder’s surveyor: £1,000–£3,000They’ll inspect the design, maybe visit the site, and check that the works won’t damage structure or shared services.
- Architectural drawings and documents: £1,200–£3,000You’ll need proper measured surveys, plans, and annotations. This is where we come in.
- Structural engineer (if needed): £800–£2,000Essential for any load-bearing changes.
- Your own solicitor: £500–£1,500Optional, but it’s wise to have someone review what you’re signing.
- Freeholder admin fees: £300–£1,000Processing, file management, that sort of thing.
Most West London projects end up around £3,000–£8,000 once you add VAT and the extras that sneak in (and yes, there are always extras).
The Hidden Bits Nobody Mentions
The main costs are predictable. It’s the little ones around the edges that often catch people out.
- Extra inspections – two visits by the freeholder’s surveyor, one before, one after. Usually £300–£600 a pop.
- Fire and acoustic reports – sometimes required for shared walls and floors. £500–£1,500 each.
- Building Control fees – £500–£1,200 if structure’s involved.
- Reinstatement deposits – 5–10% of your construction cost held as security.
- Insurance adjustments – if your builder’s policy doesn’t meet the freeholder’s requirements, it’s your problem.
Even a modest refurbishment can creep up to £6,000 before a single tile is laid.
Why London Makes It Harder (and How We Make It Easier)
West London buildings are beautiful, but they’re complicated — high ceilings, timber floors, shared walls, sometimes a century of “improvements” hiding behind plaster.
That’s why the Licence to Alter process here is more demanding than almost anywhere else in the UK.
At Payte Architects London, we’ve built our reputation on navigating that complexity.
Our clients come to us because we combine design sensitivity with technical and regulatory expertise.
Here’s what that really means in practice:
- We speak the freeholder’s language.We know what Grosvenor, Cadogan, Howard de Walden, and other London estates expect — the exact level of information, the preferred drawing format, even the tone of correspondence.That alone can shave weeks off an approval.
- We have specialists in-house.Our architect and Principal Designer Teddy manages the compliance side — structure, fire, Building Regulations, coordination with engineers.Zaheer leads communication, liaising directly with surveyors and managing agents.Together, they’ve secured LTAs for everything from kitchen upgrades to full apartment restructures across Notting Hill, Chelsea, and Hammersmith.
- We design with approvals in mind. It’s not just about how it looks — it’s how it performs legally and technically. Our drawings anticipate what the surveyor will question, so your file isn’t sent back for revisions.
- We’re transparent about costs. We’ll tell you upfront what’s mandatory, what’s optional, and what’s likely to become “that extra you didn’t plan for.”No surprises — just clarity.
- We keep it moving. Our team is small enough to be responsive, experienced enough to be respected. We pick up the phone, we explain things, and we stay polite — which, in the world of London freeholders, goes further than you might think.
A Note from Our CEO & Founder, Simon Baker
“When I set up Payte Architects London, I wanted a practice that was not just creative, but responsible — one that understood the way London buildings actually work.
We’ve seen too many projects delayed or derailed because the Licence to Alter was treated as an afterthought. It’s not a formality. It’s the backbone of the project.
Teddy and Zaheer have become the go-to for LTAs because they know what different freeholders want, and how to manage the process without fuss. Clients appreciate that — clarity, honesty, and calm under pressure.
If you’re thinking about altering your flat, get advice early. It saves headaches, money, and sometimes, a bit of sanity.”
— Simon Baker, CEO & Founder, Payte Architects London
The Bottom Line
A Licence to Alter isn’t something you tick off on a Friday afternoon. It’s part design, part diplomacy, and a lot of persistence.Done properly, it protects your investment and your peace of mind.Done badly, it stalls your project and drains your budget.
At Payte Architects London, we’ve helped clients from Fulham to Ealing, Kensington to Chiswick navigate the process smoothly, with as little stress as possible.We prepare, we anticipate, and we communicate — clearly, calmly, and always in your best interest.
If you’re planning a refurbishment and want to understand what it’ll take (and cost) to do it properly, just call.No jargon, no push — just straightforward advice from people who’ve done it before.
