Landlord consent for a new shopfront
Most commercial leases require the landlord's written consent before a tenant alters the frontage. In England and Wales, that consent cannot be unreasonably withheld where the lease allows improvements with consent, and Scotland and Northern Ireland differ.
5 minute read. Last updated November 2026.
Do I need my landlord's consent for a new shopfront?
Almost certainly, if you rent the unit, because most commercial leases bar alterations to the outside of the premises without written consent. Your lease decides this, so read it before you commit to any work. A verbal yes from a managing agent is not enough.
Look for these clauses. They are often spread through the lease and its schedules:
| Clause | What to look for |
|---|---|
| Demise | Whether the shopfront is part of what you rent, or stays with the landlord |
| Alterations | Whether outside changes are banned outright, allowed with consent, or allowed freely |
| Signs | Whether new signs or lettering need separate consent |
| Yield up | What you must put back when the lease ends |
| Insurance | Who insures the glass and the frontage |
| Repair | Who repairs the shopfront and the shutter |
| Rent review | Whether your improvements are ignored when the rent is reviewed |
Can a landlord refuse consent for a new shopfront?
In England and Wales, a landlord cannot unreasonably refuse consent to an improvement if the lease allows improvements with consent. Section 19(2) of the Landlord and Tenant Act 1927 deems that into such a lease, even if the lease says otherwise.
There are limits. The landlord can still ask for three things as conditions of consent:
- A reasonable sum for any damage to, or loss of value in, the premises or neighbouring premises the landlord owns.
- Legal and other costs properly incurred in connection with the consent.
- Where the improvement adds nothing to the letting value, and where it is reasonable, an undertaking from you to put the premises back.
The wording applies to a covenant against improvements without consent. If your lease bans alterations outright, with no mention of consent, this section may not help you. A shopfront may also not count as an improvement in every case. Take advice from a property solicitor if the landlord refuses or the lease is unclear.
Are the rules the same across the UK?
No, the 1927 Act extends to England and Wales only, so Scotland and Northern Ireland follow their own law on leases.
| Nation | What applies to consent | Next step |
|---|---|---|
| England and Wales | The lease, plus section 19(2) of the 1927 Act | Written request, then a licence to alter |
| Scotland | The lease under Scots law. The 1927 Act does not apply | Ask a Scottish solicitor to read the lease |
| Northern Ireland | The lease under Northern Ireland law. The 1927 Act does not apply | Ask a Northern Ireland solicitor to read the lease |
A planning consent and a landlord's consent are separate in every nation. Having one does not give you the other.
What should I send my landlord?
Send a written request with a full pack, because a vague email usually draws a vague reply. The clearer the proposal, the less there is for a surveyor to query.
- A short letter describing the work and why you want it.
- The drawing of the shopfront and any shutter, with materials and colours.
- A note of the work to the structure, especially at the fascia and lintel.
- Your intended contractor, start date and working hours.
- A statement of which consents you will apply for: planning, advertisement and building control.
- An offer to discuss putting the frontage back at the end of the lease.
Many landlords will ask for a licence to alter, which is a short legal document setting out what you can do and on what terms. Our single drawing and itemised quotation give the landlord's surveyor most of what they need. Nothing is ordered until you accept the quotation, and the quotation stays valid for 90 days, which gives you time to get an answer.
What if my landlord does not reply?
Do not start work without a written answer, because silence is not consent. Send the request by a method you can prove, chase it in writing and keep copies. If the delay is hurting the business, ask a solicitor what your lease and local law allow.
Keep your side moving in the meantime. Planning can run alongside the request, and our quotation holds for 90 days.
Who pays for what, the landlord or the tenant?
The tenant normally pays for an alteration the tenant asks for, including the landlord's reasonable costs. Your lease may change this, so treat the table as a checklist of questions to settle in the licence.
| Item | Who usually pays | Where to check |
|---|---|---|
| New shopfront and shutter | Tenant, if the tenant asks for it | Licence to alter |
| Landlord's legal and surveyor costs | Tenant, within reason | Licence to alter, and section 19(2) in England and Wales |
| Planning and building control fees | Whoever applies | Agree before applying |
| Reinstatement at lease end | Tenant, if required | Yield-up clause and licence |
| Shutter servicing | Depends on the lease | Repair clause |
| Glass insurance | Depends on the lease | Insurance clause |
Duties for safety do not go away because of the lease. HSE's Approved Code of Practice puts common parts and shared facilities on the landlord, owner or managing agent who controls them, and asks tenants to co-operate. If your shutter serves a shared part of a building, agree who books the servicing. See our maintenance guide.
Does the landlord get told about a planning application?
Usually yes, because the application form includes an ownership certificate. Horsham District Council explains that in England a person with a freehold, or a lease with at least seven years left, counts as an owner. If that is someone other than you, Certificate B applies and they must be sent notice.
So your landlord will normally hear about a planning application anyway. It is better they hear it from you first. Wales, Scotland and Northern Ireland have their own notice rules, so check the form for your nation.
Tell your insurer as well. A new frontage changes the risk, and the Insurance Act 2015 requires a fair presentation of the risk before a policy starts.
Book a free survey for new work and we will give you a drawing and itemised quotation to send to the landlord. Contact us or start with the quote tool.
Common questions
Can I change my shopfront without telling my landlord?
Almost never, if you rent. Altering the premises without consent can be a breach of the lease, and the landlord could require you to reverse the work.
How long does a licence to alter take?
It varies with the landlord and the solicitors involved. Allow for it before you promise an opening date, and do not order until it is signed.
Will I have to take the new shopfront out at the end of the lease?
Only if the lease or licence says so. In England and Wales, a landlord can ask for a reinstatement undertaking where the improvement adds nothing to the letting value and the request is reasonable.
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