Can you have a fireplace in a leasehold flat?

When you own a leasehold flat, you own the right to occupy the property for a fixed period, but the building itself is owned by the freeholder or managed by a property management company. Before installing, replacing, or restoring any fireplace, you should carefully review your lease agreement. Most leases contain clauses that restrict structural alterations or changes that could affect ventilation, fire safety, or neighbouring flats.

In many cases, you will need formal written consent from the freeholder, often referred to as a Licence to Alter. This process ensures the installation meets structural and safety standards and does not compromise the building or other residents. If you rent your flat, you’ll need to speak to your landlord first, as they’re usually responsible for seeking permission from the freeholder or managing agent.

Existing Fireplaces

If you live in an older property or a converted building, your flat may already have a fireplace or chimney. While it may be possible to use this, it still needs to first be checked to ensure it is safe and compliant with current regulations. Chimneys in older buildings are often blocked, damaged, or require relining to function safely.

Even if you’re restoring an original fireplace, you’ll usually need permission from the freeholder or managing company before carrying out any work. A professional inspection and chimney sweep are essential before using any existing fireplace to ensure it meets modern safety standards.

Traditional open fires and solid fuel appliances are often difficult to install in flats due to ventilation requirements, shared structures, and fire safety risks. Fortunately, modern fireplace technologies provide several practical alternatives that are well suited to apartment living.

Electric Fires

Electric fireplaces are typically the easiest and most flexible option for leasehold flats. They don’t require a chimney or flue and usually involve minimal installation work. Since electric fires don’t produce any combustion gases or produce a real flame, they don’t carry a carbon monoxide risk and are widely considered safe and energy-efficient for flat environments.

Electric fires are available in freestanding, wall-mounted, and inset designs, allowing homeowners and tenants to choose a fire that suit their space. Freestanding electric fires are particularly popular with renters because they often require no permanent installation and can be moved when relocating. Wall-mounted or inset electric fires often require landlord approval, however, as they involve drilling or structural fixing.

Gas Fires

Gas fireplaces can be installed in some flats if you choose flueless gas fire technology. These appliances don’t require a traditional chimney and instead use catalytic converters to clean combustion gases before releasing them safely back into the room.

However, flueless gas fires still need to meet strict installation requirements. The room must meet minimum size standards (no smaller than 30m3), have a permanent openable window, and the appliance must be connected to the mains gas supply and fixed securely to the wall. The room also needs to have an air vent at least 100cm2 installed to provide a fresh air supply source.

Installation and maintenance must be carried out by a qualified engineer registered with the Gas Safe Register. Flueless gas fires are normally considered a secondary heat source, meaning your property should also have a primary heating system such as central heating.

Installing a wood-burning or multi-fuel stove in a flat is usually more complex and isn’t always permitted. While there is no blanket ban on stoves in flats, the practical and legal hurdles have reached a point where it is extremely difficult for flat owners to install one.

Approval depends on whether a suitable chimney or flue can be installed, compliance with the building’s fire safety strategy, and insurance restrictions relating to solid fuel appliances. Flats have shared walls, floors, and escape routes, so the fire risk is often considered much higher than in detached houses.

Since 2022, all newly installed wood-burning and multi-fuel appliances need to comply with Ecodesign emissions and efficiency standards. Additional restrictions apply in Smoke Control Areas, where only approved fuels and authorised appliances can be used. You’ll need to seek permission from the freeholder and compliance with building regulations before considering installation of a wood-burning stove.

Legal and Safety Requirements

Regardless of the type of fireplace you choose, compliance with safety and building regulations is essential. You may need building regulation approval and Gas Safe certification depending on the type of appliance you choose, and carbon monoxide alarms are often required, particularly for gas or solid fuel appliances.

Regular servicing is usually mandatory to maintain safety and efficiency, and advisable in any case to keep your fire working optimally. You should also inform your home insurance provider before installing a fireplace, as it could affect your policy or require additional safety documentation. Fire safety regulations in multi-occupancy buildings are often stricter than in houses, making professional advice highly recommended.

Do’s and Don’ts in a Leasehold Property

• Choose a fireplace that’s easy to install, like an electric fireplace that can be attached to the wall or left freestanding
• Opt for an efficient model that’s safe to use
• Make sure it’s installed and serviced regularly by a certified professional
• Don’t do anything without first speaking with your landlord or the freeholder and gaining their permission.

Choosing the right fireplace for your home is an important decision, especially if you live in a flat. Why not visit our showroom near Eastbourne to browse our vast range of traditional and contemporary fires in person? You can make an appointment here.

Our experienced team is on hand to guide you through the entire process. We can arrange for a home survey to ensure that your chosen fireplace is the right style and size for your needs. Our installation team ensures a clean, polite and efficient service to fit your new appliance.