Consent to change windows

alwo1210

Hi, i am thinking about changing windows in my flat. Could someone please explain the process and does anyone have any template for a consent letter to freeholder.
thank you very much

eddddy

Your freeholder will decide the process - so it depends how easy-going or fussy they are ...and what your lease says:

• Presumably your lease says you are responsible for the windows

• Most leases say you need consent for alterations (which cannot be unreasonably withheld)

• But some leases have a blanket prohibition on alterations - which makes things trickier

You could try a very geneal letter to the freeholder to start with, maybe something like:

"I wish to replace my current timber windows with new PVC windows of a similar design. I will be using a FENSA certified window installer. The size of the openings will remain the same. No changes will be made to the external walls. Please reply with your consent, or alternatively please specify what further information you require from me in order to grant consent."

• TBH, the Freeholder will probably want you to pay an administration charge, before they will consider your application

• The freeholder might ask you to provide details of things like: the new window design, the installation company, etc

The law says that the administration charge must be 'reasonable'.

And if the freeholder asks for an unreasonable amount of info etc, before they will grant consent - that could be classed as 'unreasonable refusal to grant consent'.


The letter you send and any reply from the Freeholder granting consent will be very important documents - you need to keep them safely. They are your proof that you have consent, and when you eventually sell the flat, the buyer's solicitor will want copies of them.

alwo1210

Thank you very much for your reply. I do believe my flat is in a conservative area, does it make any difference or the process for difficult? 

Thank you

RAS

That's nothing to do with consent from your freeholder. If you want to replace timber when windows with UPVC, you may need planning permission in a conservation area. 

So start by checking the status.

eddddy

alwo1210 said:

I do believe my flat is in a conservative area, does it make any difference or the process for difficult? 

I guess you mean conservation area.

As above, that might mean you need planning consent from the council. You won't need planning consent if you...

• replace your old windows with new windows that are 'like for like in material and appearance'

• or repair (or refurbish) the current windows. That could include cutting out rotten pieces of timber, and replacing them.

You can try writing informally to the council's conservation area team to ask for advice, but they might say you have pay a fee for pre-application advice.

Is your flat in a period building? Does your flat currently have original windows from when the building was built? Are they timber? Are they sash windows? Are they especially ornate?

NameUnavailable

You need to read your lease to find out who is responsible for the windows and what you can or can't do without the freeholders permission.

As it is a conservation area you need to check what if any restrictions/requirements there are in that respect.

alwo1210

The building is from 1874 and has been converted into flats in 1984. All windows are timber single glaze, different sizes and shapes. They are not especially ornate. 

I think i will try to find out an estimate cost of windows before i will go any further in case the cost could be too much.

ChirpyChicken

definitely have a chat with the conservation officer, they can be quite approachable 
We live in one to and had to get permission to remove some ugly old wall and take down some trees, very easy and free to

RAS

You may be able to upgrade the existing windows with draught proofing and new glass, just depends on the window. Or install secondary glazing that doesn't require PP and has the advantage of additional soundproofing as well.

alwo1210

Thank you very much for all reply. Does anyone know about any governments funding grants to help with changing windows?

eddddy

alwo1210 said:

The building is from 1874 and has been converted into flats in 1984. All windows are timber single glaze, different sizes and shapes. They are not especially ornate. 

I think i will try to find out an estimate cost of windows before i will go any further in case the cost could be too much.

The cost will depend on what you are required to do by the council.

It's very possible that they'll want you to get custom made timber frames, that match the originals. They might be very expensive.

So, for example, an estimate for PVC frames might not be a good indication.

Why are you thinking of replacing the windows? Is it because they're rotten - and perhaps beyond repair?

Or is it for better insulation? If so, you could look at secondary double glazing - which would probably be much cheaper.