Juliet balcony/ changing windows

grad101

Hi all,

We'd love to do some changes to our flat to make it more airy and light especially as we don't have outdoor space (although some of this we will do through interiors). 

I love Juliet balconies and/or large windows and am considering this for the kitchen and bedroom which are at the back of the house. However, as we only own the top floor, will the workmen need to gain access from the garden below (which belongs to the ground floor flat)? Or should they be able to do this with only access to our floor? 

Would also appreciate views from others on how they have made a flat more airy and light and costs associated. We are also considering knocking down an internal wall to open up the kitchen to the dining space (which has been done in one of the neighbouring ground floor flats).

Section62

grad101 said:

I love Juliet balconies and/or large windows and am considering this for the kitchen and bedroom which are at the back of the house. However, as we only own the top floor, will the workmen need to gain access from the garden below (which belongs to the ground floor flat)? Or should they be able to do this with only access to our floor?

In theory a Juliet balcony could be added working just from the opening where it is being installed, but competent builders would be wary of the risk of things being dropped when working like this and would really want 'control' of the space below so that people, pets etc can be kept out of the way.

Likely you'll have bigger issues obtaining freeholder consent (if applicable), and planning consent if you are doing more than replacing the windows like-for-like.

grad101 said:

We are also considering knocking down an internal wall to open up the kitchen to the dining space (which has been done in one of the neighbouring ground floor flats).

Removal of internal walls in flats can be troublesome, even if they don't provide structural support.  Again you will probably need freeholder consent (if applicable) and possibly building control approval - for definite if the wall is structural, and possibly if the wall has a role in controlling the spread of smoke and fire, or impacts on a route of escape.  This can be more of an issue where one of the rooms is a kitchen.

eddddy

A bit late posting this... but you need to read your lease, and you'll almost certainly find you need consent from your freeholder.

Leases can vary a lot, but most leases would typically say...

• The internal walls 'belong' to you (The legal term is they are 'demised' to you.)
• The external walls 'belong' to the freeholder

You would probably need consent from the freeholder to remove an internal wall (even though it belongs to you). The freeholder might want their surveyor and/or structural engineer to look at the wall (to consider fire, smoke, structural issues etc). You'll have to pay all their costs.

But assuming you pay all those costs, the freeholder can't usually unreasonably refuse consent.


If you want to cut out parts of the external wall (which is owned by the freeholder) to make bigger windows / a balcony, that's usually entirely up to the freeholder. They might say...

• "No, you absolutely cannot cut out parts of my wall" 

• "You can cut out parts of my wall in return for a payment of £x (Which could be any amount they choose.)"

• "Yes, go ahead. I don't mind if you cut out parts of my wall."

Again, the freeholder might want their surveyor and/or structural engineer to look at your plans, inspect the work etc, and you'll have to pay their costs.


But as I say, all the above is based on a typical lease. Your lease could be very different.

Racky_Roo

Just to say if you do decide to go down this route, make sure you get tilt and turn doors, otherwise you’ll not be able to have them open a little bit in the summer without propping something behind them to stop them blowing open