Freeholder
The person or entity that owns the land and the building on it outright, with no time limit on their ownership. In a block of flats, the freeholder owns the building while leaseholders own the right to occupy individual flats.
A freeholder is the person or organisation that owns a property and the land it sits on outright, with no expiry on their ownership. If you own a freehold house, you own everything — the building and the ground beneath it — and you can generally renovate without needing a landlord’s permission (though planning permission and building regulations still apply).
Freeholder vs. leaseholder
The distinction matters most in flats and apartments:
| Freeholder | Leaseholder | |
|---|---|---|
| Owns | The land and building | The right to occupy a specific flat for a fixed term |
| Duration | Permanent | Typically 99-999 years (depreciating asset) |
| Renovation rights | Can modify the building (subject to regulations) | Must get freeholder’s permission for most changes |
| Responsibilities | Building structure, roof, common areas | Interior of their flat, plus service charge contributions |
How the freeholder affects your renovation
If you are a leaseholder renovating your flat, the freeholder’s consent is typically required for:
- Structural changes — removing walls, altering the layout, or anything that affects the building’s structure
- Plumbing and drainage — changes that affect shared drainage stacks or water supply
- External changes — replacing windows, adding extraction vents, or anything visible from outside
- Flooring — many leases require carpet or specify sound insulation standards to protect neighbours below
Your lease document will detail exactly what requires the freeholder’s consent. Some leases are very restrictive; others are more relaxed. Always check before planning work.
Getting freeholder consent
- Write to the freeholder (or their managing agent) describing the planned work
- Include drawings or a scope of work where appropriate
- The freeholder may require you to use approved contractors or meet specific standards
- A licence to alter may be required — a legal document granting formal permission
- The freeholder may charge a fee for granting consent and may require you to cover their legal costs
Start this process early — freeholder consent can take weeks or months, especially if a licence to alter is needed. Beginning work without consent can breach your lease and create serious legal problems.