Updated October 2026
In short: Your lease decides who pays. In many leases, windows are part of the building's structure or exterior and are the freeholder's responsibility, with costs recovered through the service charge. In others, windows (or just the glass and frames) are included in the leaseholder's demise. Check the definitions of "the Premises" and the repairing covenants before anyone orders new windows.
| Lease says | Who arranges | Who pays |
|---|---|---|
| Windows are part of the structure or exterior | Freeholder or management company | Leaseholders via the service charge |
| Windows form part of the flat (demised) | Leaseholder | Leaseholder directly |
| Glass is demised, frames retained | Split responsibility | Depends on the part needing work |
| Lease is silent or unclear | Get legal advice | Can be determined by the First-tier Tribunal |
If the freeholder is replacing windows
If works will cost any one leaseholder more than £250, the freeholder must follow the Section 20 consultation process: notices, a chance to comment and nominate contractors, and estimates. Without proper consultation, recoverable costs may be capped.
If you're replacing your own windows
- Confirm the lease makes windows your responsibility
- Get freeholder consent if the lease requires it, especially for changes in appearance
- Check planning: conservation areas and listed buildings have extra rules
- Use a FENSA or certified installer for building regulations compliance
- Tell your insurer and keep the certificate for when you sell
How Fraser Bond helps leaseholders and landlords
- Reviewing lease responsibilities before works
- Managing contractors and consents for landlords
- Liaison with freeholders and managing agents
- Sales and lettings of leasehold flats
Windows need replacing in a leasehold flat?
Talk to us about responsibilities and next steps.
Speak to our teamRelated guides
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