Why broadband access remains a challenge in leasehold flats

For many leaseholders, access to fast and reliable broadband is still determined not by technology, but by building structure and ownership complexity. While gigabit-capable broadband is now widely available across much of the UK, residents in blocks of flats often face delays or outright barriers when trying to upgrade their connection.

Unlike freehold homeowners, leaseholders typically cannot authorise installation works themselves. Gaining consent from a freeholder, managing agent or multiple stakeholders can be slow, unclear, or in some cases impossible. As a result, many flat owners remain tied to slower connections, despite living in otherwise well-connected urban areas.

What the government is proposing in its new consultation

The government has now launched a consultation proposing new statutory rights for leaseholders in England and Wales to request a gigabit-capable broadband connection from their freeholder.

Under the proposals, freeholders would not be able to unreasonably refuse such a request. The intention is to remove practical and legal barriers that currently prevent broadband providers from upgrading blocks of flats, particularly where coordination or consent has proved difficult.

This marks an important policy shift, recognising that digital connectivity is no longer a luxury, but essential infrastructure for modern living.

Who the proposals apply to - and who they don’t (yet)

The proposed rights would apply specifically to leasehold flat owners. Importantly, the consultation also suggests that leaseholder landlords would be able to exercise these rights on behalf of their tenants, helping to improve connectivity for renters as well as owner-occupiers.

However, renters themselves would not automatically gain a direct right to request an upgrade. The consultation explicitly seeks further evidence on how tenants are affected by current broadband rollout challenges, leaving open the possibility of future reform in this area.

For managing agents and freeholders, this raises important questions about process, consent, and how installation requests are handled in practice.

Why this matters for landlords, investors and managing agents

From an asset management perspective, reliable high-speed broadband has become a core expectation, not an optional extra. Properties that cannot offer modern connectivity risk becoming less attractive to tenants, buyers and investors alike.

For landlords and operators of large residential blocks, these proposals signal a clear direction of travel: buildings must be capable of accommodating digital infrastructure upgrades efficiently and fairly. Freeholders who resist reasonable installation requests may find themselves increasingly out of step with both regulation and market expectations.

Managing agents, in particular, will need to ensure that consent processes, wayleave agreements and contractor access arrangements are robust, transparent and proportionate.

Part of a wider push for national digital infrastructure

These proposals sit within the government’s broader ambition to deliver 99% gigabit broadband coverage by 2032, ensuring that households across the UK can access fast, reliable and future-proofed connectivity.

They also complement wider initiatives such as the £11.7 million Digital Inclusion Innovation Fund, which is supporting community projects aimed at improving digital access, skills and confidence. Together, these measures reflect a growing recognition that digital exclusion has economic and social consequences.

For the residential property sector, this reinforces the idea that connectivity must be treated as essential infrastructure, alongside leaseholders'>building safety, energy efficiency and compliance.

What happens next – and how the sector should prepare

The consultation will run until 16 February 2026, with outcomes expected to inform future legislation. While the proposals are not yet law, the direction is clear: barriers to broadband upgrades in leasehold flats are under increasing scrutiny.

In our view, proactive engagement is key. Freeholders, landlords and managing agents should review their existing policies on broadband installations, identify potential bottlenecks, and prepare for a more rights-based approach from leaseholders.

As with many regulatory changes, those who plan early and respond pragmatically will be best placed to protect asset value, improve resident satisfaction and stay ahead of compliance requirements.