What to Consider When Buying in an Ex-Local Authority Block
- Tollington Surveyors
- Jun 2
- 4 min read
What to Consider When Buying in an Ex-Local Authority Block
Flats in ex-local authority blocks are common across areas such as Haringey, Islington, and Finsbury Park. These buildings were typically constructed for durability using straightforward materials and layouts, with major development phases occurring from the 1940s onwards to the late 1980s and 1990s.
One of their biggest advantages is space—these flats are often significantly larger than equivalent Victorian conversions and considerably more spacious than most modern new-build properties. They also tend to offer better value for money in terms of square footage.
However, buying into one comes with a different set of responsibilities compared to a traditional house or converted flat. The main consideration for buyers is the reality of living within a block setting. This includes contributing to a service charge, which covers the maintenance of communal areas, major works, and shared building systems. Understanding how ownership works—particularly what falls under leaseholder versus freeholder responsibility—is essential when making a purchase.
Construction and Common Materials
Many 1960s ex-local authority blocks across North London were constructed using cavity wall construction—typically with outer and inner brick or blockwork skins separated by an uninsulated cavity. Unlike modern cavity walls, insulation was rarely included at the time, leading to relatively poor thermal performance by today’s standards. This remains a common concern, particularly in colder months, and retrofitting insulation can be limited or controlled by the freeholder.
Internal partitions were often formed with lightweight block or studwork, and concrete floor slabs were typical between storeys, offering good fire resistance and sound separation. These blocks were usually designed for practicality over aesthetics, with limited architectural detailing and a strong emphasis on functional, durable layouts.
Original windows from this period were typically metal-framed (often steel or aluminium) and single-glazed. While durable, these windows performed poorly in terms of heat retention and condensation control.
Many have since been replaced with uPVC double-glazed units to improve energy efficiency, but this is almost always managed by the freeholder to maintain consistency across the block. Individual replacement is rarely permitted, as changes would impact the building’s uniform appearance and potentially breach lease terms.
Roof structures in 1960s ex-local authority blocks across Haringey and Islington are a mixed bunch, with both flat and pitched roofs commonly found. Many of the pitched roofs are finished in durable clay tiles and are generally well maintained through freeholder-led programmes. Flat roofs, where present, are typically covered in felt or similar membrane systems and are subject to periodic renewal as part of long-term maintenance cycles. The type of roof will vary depending on the block’s original design and layout, but both are generally managed and repaired under the building’s service charge provisions.
External walls were usually finished in brick or painted render. Spalling brickwork, blown render, and damp staining are common age-related defects. Maintenance of these elements falls to the freeholder and is typically addressed through cyclical repairs funded by the service charge. Communal elements such as stairwells, balconies, and bin stores were built for high-traffic use and may now show signs of wear or dated compliance.
Any structural upgrades, safety enhancements (e.g. fire doors or sprinklers), or access improvements (e.g. lifts) are considered major works and can result in significant leaseholder contributions.
Doors and Windows – Freeholder Responsibility
In most blocks, external elements such as windows and entrance doors fall under the responsibility of the freeholder. This is for two main reasons:
Uniformity: Changing windows or doors individually would drastically alter the appearance of the building. The freeholder manages these elements to maintain consistency across the block.
Fire Safety: Front entrance doors in communal blocks are typically required to be fire-rated. These doors must meet modern standards—usually providing 30 minutes of fire resistance—and form part of the building’s wider fire protection strategy. As such, they are maintained and controlled by the freeholder.
We often recommend that buyers request a copy of the Fire Risk Assessment (FRA) as part of their legal checks.
The FRA is a legal requirement under the Regulatory Reform (Fire Safety) Order and assesses how communal fire risks are being managed, including whether doors are compliant. These assessments should be reviewed regularly—often every 6 to 12 months—and include inspection of flat entrance doors to ensure they remain compliant.
Loft Spaces – Access Restrictions
Even if a flat includes a hatch or visible access to loft space, that area is almost never demised to the leaseholder. Use of loft space is usually prohibited under the terms of the lease, as access could damage shared structural elements or compromise insulation and fire safety measures. Written permission from the freeholder is always required before any access or alterations.
Service Charges and Major Works
As a leaseholder, you're only responsible for the internal condition of your flat. Any major works to the building—such as roof repairs, external redecoration, or window replacement—are managed by the freeholder and recovered through the service charge. These works can involve substantial costs, and it’s important to review the building’s maintenance history, past major works and future planned works with your solicitor.
Our Recommendation
For ex-local authority properties of this type, a RICS Level 2 Home Buyer Survey is usually sufficient. A full Level 3 Building Survey is generally unnecessary, as leaseholders are not responsible for the structure or external fabric of the building. A Level 2 Survey will provide a clear overview of the flat’s internal condition, highlight any defects, and raise concerns about communal areas—such as upcoming major works, service charge liabilities, or fire safety risks—that should be followed up by your solicitor.
If you’re buying in Haringey, Islington, or the surrounding North London areas, we’d be happy to assist with your Home Buyer Survey.
Tollington Surveyors is a small, locally-focused surveying company based in Stroud Green, and dedicated to serving the Haringey area. Learn more >
