Major renovation in an ex-council flat possible?

100eyes

Hello,
I was hoping to get some advice and experiences regarding making significant alterations to an ex-council flat.
I'm looking at a flat in Newham Borough of London and the flat definitely needs modernisation - new kitchen, new bathroom, floors, painting, chasing cables into walls, moving boiler etc. It could benefit from having a few walls removed to open up the space a bit. I was wondering if this is possible and if so, how hard is it to get done. To what degree might a council allow changes? I've done some research but I couldn't find anything specific, as I understand you might need a planning permission for any alterations? 
 I would greatly appreciate any thoughts on this

greatcrested

You won't need planning permission for internal changes.

You might need the freeholder's permission for some changes - read your lease - but most likely that will be for 'structural changes'. A new kitchen/bathroom and painting should probably be fine (read the lease), but knocking down walls might or might not eed freeholder consent.

Some changes will need Building Regulations certification to ensure they are safe, and up to standard.

hazyjo

Councils are usually pretty strict, especially in larger blocks.

How well do you know Newham as it's not the nicest Borough in the world! What's the budget? I wouldn't want to spend too much on an ex-LA flat there unless it's an absolute bargain. Even then, it wouldn't be my first choice.

Be very careful they're not planning any major works. You may find a massive bill land on your doormat. They're often flexible with payments towards large bills, but you'd have to weigh up if you'd actually want to spend thousands extra.

tacpot12

I would expect that the council will not approve structural changes. The risk to the block is too great, and they have the job of rehousing most of the block if you cause a structural collapse. If you do get permission, you will need to engage a builder and should check their liability insurance to check it covers structural work. You don't want them to cause a structural problem and find that they and not insured, as you will be liable.  The council are likely to allow non-structural walls to be moved. I have an ex-council flat that has non-structural walls between two of the bedrooms and forming various closets, and was able to get permission to move the wall between the bedrooms easily enough. 

You also need to consider your neighbours. Major renovations can be very noisy. and in my experience, neighbours in blocks of flats are very good at complaining about noise from adjacent flats.

Browntoa

£146,000 bill for their share of community repairs

https://www.theguardian.com/money/2019/may/18/a-terrible-shock-council-flat-owner-bill-tustin-estate

eddddy

Check your lease to see what it says about consent for alterations.

But...

• The law implies that consent to carry out “improvements” cannot be unreasonably withheld - whatever the lease says. (It's in the Landlord & Tenant Act 1927 section 19.2)
• More info: https://www.lease-advice.org/article/consent-to-alterations-improvements-in-a-leasehold-property-what-charges-can-be-justified/

• And I can't see that a council would want to prevent leaseholders from improving their properties anyway.

However... if you want to remove walls (especially load bearing walls), it might be reasonable for the council to require you to provide structural engineers reports, surveyors reports, fire safety reports, noise insulation reports, etc - which the council will then have checked by their own engineers, surveyors etc. That might cost you many thousands.

And, for example, if the lease plan shows walls, and it needs to be updated - that might cost you another £1000+


And the council can impose other 'reasonable' conditions. These might include things like:

• All work must get a building regs certificate (if appropriate)
• Work mustn't be done during 'anti-social' hours
• No storage of building materials or waste in communal areas or outside
• Floors and walls in communal areas must be protected against damage
• Dust etc in communal areas must be cleaned up every day

davidmcn

Shortcut - check to see what (if anything) has been done to similar nearby flats. 

NameUnavailable

davidmcn said:

Shortcut - check to see what (if anything) has been done to similar nearby flats. 

Assuming that work was done correctly with knowledge and consent of the council........

davidmcn

NameUnavailable said:

davidmcn said:

Shortcut - check to see what (if anything) has been done to similar nearby flats. 

Assuming that work was done correctly with knowledge and consent of the council........

Sure, but it at least answers the questions of "what is physically possible" and "what at the very least can one get away with"... 

kasqueak

Check the lease. I owned an ex council flat and needed permission to change internal doors, bathroom suite and install a new boiler. 

There were also some strange things in my lease like the walls had to have at least 3 coats of emulsion paint! (Like they’d know if I’d only used 2 coats haha) 

Sotts

hazyjo said
How well do you know Newham as it's not the nicest Borough in the world! What's the budget? I wouldn't want to spend too much on an ex-LA flat there unless it's an absolute bargain. Even then, it wouldn't be my first choice.

Really?  I live here and its no better or worse than many others