Flats and full fibre, October 2026 The right is coming. You can still get things moving today Not yet law A right to request gigabit is promised for England and Wales MHCLG, May 2026 1.2 million flats in England and Wales without gigabit broadband DSIT, May 2025 data 79.6% of flats can get gigabit, against 86.1% of all homes DSIT, May 2025 data £0 to install in blocks, say Openreach and CityFibre Openreach; CityFibre Not yet, but one is on the way. Flat owners in the UK don't have a legal right to request gigabit broadband today. The government has promised one for England and Wales in a new leasehold law it plans to put before Parliament before Christmas 2026. You can still act now. The big full fibre networks install into blocks of flats for free. What usually holds things up is permission from the building's owner, the freeholder, so a friendly push from you and your neighbours is often the fastest fix. And if your freeholder simply ignores the broadband company, a 2021 law lets the company ask a tribunal for access instead. Five words you'll see in this guide Freeholder The person or company that owns the building and its shared parts, such as stairs, corridors and the roof. Leaseholder You, if you own your flat on a long lease. You own the flat, but not the building around it. Managing agent The firm that runs the building for the freeholder. It's usually named on your service charge bill. Wayleave Written permission for a broadband company to run cables and equipment through the shared parts of a building. TILPA Short for the Telecommunications Infrastructure (Leasehold Property) Act 2021: the "silent landlord" law. Key facts, checked 13 October 2026 Who this is for: Anyone who owns a flat on a lease in the UK and can't get full fibre because the building hasn't been connected, plus share-of-freehold owners, residents' groups and anyone renting a flat who wants to know their options. Direct answer: Not yet. The government has promised a new right for leaseholders in England and Wales to request a gigabit connection, which a freeholder couldn't unreasonably refuse. It's due in the Commonhold and Leasehold Reform Bill, which isn't law yet. You may have seen the headline "Flat owners gain new right to request faster broadband". That came from the government's own blog after the King's Speech on 13 May 2026, and it's a welcome promise. Telecoms Minister Liz Lloyd said the new laws would give leasehold flat owners "a legal right to request internet upgrades for their home without being ignored by the freeholder." But the right doesn't exist yet. The Leasehold Advisory Service (LEASE) said on 7 October 2026 that the government intends to introduce the Bill to Parliament before Christmas 2026, and it then has to pass through Parliament before it can become law. Where things stand, as at 13 October 2026 Direct answer: Because the cables have to go through shared parts of the building, and the owner has to agree. Government figures show 79.6% of flats could get gigabit broadband in May 2025, against 86.1% of all homes. Flats are falling behind: homes that can get gigabit broadband That gap leaves about 1.2 million flats in England and Wales without gigabit broadband, according to the Department for Science, Innovation and Technology (DSIT). It isn't always the freeholder's fault: DSIT says that in some cases a building simply isn't commercially viable for a network yet. But permission problems are common enough that the government wants to change the law. Our guide to broadband for flats explains why a coverage map can say "available" when you still can't order. Direct answer: A wayleave is written permission for a broadband company to run its cables and equipment through the shared parts of your building. The freeholder signs it, or a managing agent on their behalf. You can't sign it for the whole block yourself. Openreach puts it plainly: "Before we can begin installation to blocks of flats and apartments, we'll need permission from the Freeholder or Managing Agent, also known as a wayleave." The good news is that you don't need anyone's permission to switch provider on a line that already reaches your flat, and Openreach says there's no requirement to use fibre once it's installed, so "you won't lose any existing services". Our guide to what a wayleave asks the freeholder to sign goes through the document itself. Direct answer: Under the government's December 2025 proposals, you could ask your freeholder in writing for a gigabit connection. They'd have 28 days to acknowledge it and 28 more days to decide, and they couldn't say no without a good reason. How the proposed right to request would work 1. You ask Send a written request to your freeholder. Neighbours can ask together. 2. Within 28 days The freeholder acknowledges your request and contacts suitable broadband networks. 3. Within 28 more days The freeholder gives you a written decision. A refusal needs a good reason. Proposed good reasons to say no It's a nudge, not a key. DSIT says the right "does not grant network operators any automatic rights of access", so the broadband company would still need to agree a wayleave. But a freeholder couldn't simply ignore you, or refuse without a reason. The proposal covers leaseholders in buildings with two or more residential leases of over 21 years, including share-of-freehold owners who still need another freeholder's consent. Houses, social housing and commonhold aren't covered. Remember, these are proposals, and the final law may be different. Direct answer: The broadband company can use the Telecommunications Infrastructure (Leasehold Property) Act 2021, known as TILPA. After a series of notices, it can ask a tribunal for 18 months' access, but only if the freeholder never replies. The "silent landlord" route (TILPA), step by step It starts with you. The law applies when someone living in the flat under a lease asks a broadband company for a service. The company then writes to the freeholder, sends two warning notices, checks the Land Registry and asks you for the freeholder's name and address. If there's still no reply, it sends a final notice giving 14 days, and can then apply to the First-tier Tribunal in England and Wales, or the sheriff court in Scotland. The tribunal can only grant access if the freeholder hasn't objected. Silent or saying no? Why it matters Your freeholder says nothing Your freeholder says no in writing The catch is that any reply in writing, even a refusal or a simple acknowledgement, stops the TILPA route. So it helps with silent freeholders, not unwilling ones. That gap is exactly what the new right to request is meant to close. Worried about works in your building? If a tribunal does grant access, the rules protect the building. The network must give at least 5 working days' notice before coming in, put things back to the freeholder's reasonable satisfaction, cover the freeholder with an indemnity of up to £5 million, and not stop other networks serving the building. Source: SI 2022/1323, the imposed terms for a TILPA order. Direct answer: Check what's available, register your interest, find out who owns your building, get your neighbours on board, and send the freeholder or managing agent a friendly letter. If they stay silent, tell the broadband company. How to get full fibre into your block: 10 steps Check what's available Use a postcode checker for your exact flat. "Available in your area" can still mean your building isn't wired yet. Register your interest Tell every full fibre network that serves your street that you want it. It shows there's demand. Find out who owns your building Your service charge bill names the managing agent. The HM Land Registry title register shows the freeholder and costs £7 online. Give the network the owner's details Openreach has an online form for this. It also means the network can use the silent landlord law later if it needs to. Get your neighbours on board Openreach needs no minimum number of flats, but a joint letter from several owners carries more weight. Write to the freeholder or managing agent Keep it short and friendly. Explain the install is free and ask them to sign the network's standard wayleave. Our template is below. Help clear the hurdles For buildings from before 2000, Openreach needs the asbestos register. Offer to pass on any worries about fire safety or works. If there's silence, tell the network Silence is exactly what TILPA is for. The network decides whether to start the notices. If it's a no, ask why in writing Try to solve the reasons, ask another network, and get free advice from the Leasehold Advisory Service (LEASE). Get better broadband while you wait Switch to a better deal on your current line, try 5G home broadband, or fix your Wi-Fi. Dear [freeholder or managing agent], [Building name and address]: request to allow full fibre broadband I own Flat [number]. [Network] has told me its full fibre network can reach our building, once it has a wayleave (permission to install in the shared parts). [Network] says installation is free of charge to building owners and residents. Please could you contact [Network] at [contact details], look at its standard wayleave and route plan, and let me know if you need anything from residents. [Number] other flat owners support this request and have signed below. If you have any concerns, for example about fire stopping, asbestos records or works in the shared parts, I'd be happy to pass them on so the network can answer them. Thank you for considering this. I look forward to hearing from you within 28 days. Yours faithfully, [name, flat number, phone and email] Not sure who your freeholder is? The HM Land Registry title register shows who owns a property and costs £7 to download. In England, managing agents must belong to a government-approved complaints scheme, so if a complaint to the agent gets nowhere, you can take it further. For free, government-funded advice about your lease, contact the Leasehold Advisory Service. Check what's available at your flat See which networks reach your postcode and compare every deal we can find, so you know exactly what to ask for. Prefer to talk it through? Call 0330 122 1223 Direct answer: Usually the broadband company. Openreach says there's no cost to landlords or tenants, CityFibre says its survey and installation are free, and Netomnia says it pays reasonable expenses a landlord runs up. DSIT notes that if a network ever does ask for money to connect a building, the freeholder would usually pass it on through the service charge, and it asked whether that should be capped. Your monthly broadband bill is separate: you only start paying when you choose a broadband package. Direct answer: Once the wayleave is signed, Openreach says the survey and installation can take several months in a block of flats. If the freeholder stays silent, the TILPA notices alone take at least about six weeks before the network can go to a tribunal. A lot of the waiting can come at the start, while the network tracks down the owner and gets a signature. That's where you can help most: give the network the right contact details, and get your neighbours to back the request. For older buildings, having the asbestos register ready saves time too, because Openreach says it can't arrange a survey until it knows the building is safe. Direct answer: Not quite. TILPA works in England, Wales and Scotland. The proposed right to request covers England and Wales only. The rules that switched TILPA on don't cover Northern Ireland. Does it work the same across the UK? England Wales Scotland Northern Ireland Direct answer: The big ones: you don't need permission to switch on your existing line, there's no right to request gigabit yet, TILPA is for the broadband company to use, not you, and installing in blocks is usually free. Myth or fact? Seven things people get wrong Direct answer: Make the most of what you've got. Switch to a better deal on your current line, try 5G home broadband if the signal's good where you live, and get your Wi-Fi working properly. While you wait: four ways to get better broadband now Switch on your current line Try 5G home broadband Fix your Wi-Fi Know what speed you need Switching provider on your existing line needs nothing from your freeholder, and under One Touch Switch your new provider does the work. If 4G or 5G is strong where you live, our stopgap broadband guide and 5G home broadband deals show the options. Our free RouterMap tool finds the best spot for your router, RightSpeed works out the speed your home really needs, and UKSpeedTest checks what you're getting now. If you work from home, our work from home broadband check is a good five minutes. Free and independent. Deals listed by price, lowest first. Direct answer: Partly. The proposed right is for leaseholders, but the government says a leaseholder who lets their flat could use it on their tenant's behalf. Start by asking your landlord, who owns the lease. TILPA is triggered when someone living in a flat under a lease asks a network for a service, and a tenancy is a type of lease, so a renter's request may count too. Our guides to tenant rights to full fibre and landlord and tenant broadband rights across the UK cover renting in detail, and our guide to switching broadband in a rented home explains why the "35-day rule" you may have heard about isn't real. Full fibre or not, you could be paying less Out of contract or on an old deal? See what's available on your current line today, with no permission needed. Prefer to talk it through? Call 0330 122 1223 In summary Alex's closing thought It's frustrating to watch the fibre van pull up on your street and drive straight past your block. The good news is that change is coming, and most freeholders say yes once someone explains that it's free and simple. A short, friendly letter, signed by a few neighbours, has got plenty of buildings connected. And while you wait, there's almost always a better deal to be had on the line you've already got. Flats and wayleaves Renting and moving Share it with your neighbours, your residents group or your managing agent. You are welcome to quote and link to this article. Please credit BroadbandSwitch.uk and link to this page. In a sentence: As at October 2026, UK flat owners have no legal right to request gigabit broadband, although the government has promised one for England and Wales in the Commonhold and Leasehold Reform Bill; today, a freeholder or managing agent must sign a free wayleave before networks install in a block, and if the freeholder ignores repeated notices, TILPA lets the network ask a tribunal for 18 months' access. Not yet. The government consulted on one until 16 February 2026, and the King's Speech in May 2026 promised to put it in the Commonhold and Leasehold Reform Bill. The government intends to introduce that Bill before Christmas 2026. It would cover leaseholders in England and Wales. Usually, yes, if new cables need to go through the shared parts of the building. Openreach says it needs permission from the freeholder or managing agent, called a wayleave, before installing in blocks. You don't need permission to switch provider on a line you already have. At the moment, yes. No law in force makes a freeholder agree. If they never reply, the broadband company can use TILPA to ask a tribunal for access. If they refuse in writing, that route closes. The planned right to request would stop freeholders refusing without a good reason. It's the Telecommunications Infrastructure (Leasehold Property) Act 2021. If a freeholder ignores repeated notices, it lets a broadband company ask a tribunal for 18 months' access to install. It has worked in England and Wales since 26 December 2022 and in Scotland since 1 July 2023. No. Your request for a broadband service is what allows the company to use it, but only the company can send the notices and apply to the tribunal. You can help by giving it the freeholder's name and address. Usually the broadband company. Openreach says there's no cost to landlords or tenants, and CityFibre says its survey and installation are free. You only pay when you choose a broadband package. Openreach says it can take several months from signing the wayleave to finishing the work, because of surveys and access across the building. If the freeholder stays silent, the TILPA notices take at least about six weeks before a tribunal application. Tell the company. Silence is exactly what TILPA covers. The company must also check the Land Registry and ask you for the freeholder's details. Keep copies of everything, and get your neighbours to register interest too. Not for Openreach, which says fibre can be installed however many residents are interested. Other networks may look at demand, so it still helps if neighbours register. TILPA works in Scotland through the sheriff court, but the proposed right to request covers England and Wales only. The rules that switched TILPA on cover England, Wales and Scotland, so ask the Department for the Economy about Northern Ireland. Not directly. The proposal gives the right to leaseholders, but says a leaseholder who lets their flat could use it on their tenant's behalf. Ask your landlord first, and see our guide to tenant rights. Most of the work is in the shared parts. Openreach says it needs access to the building's common areas to install. The final connection usually needs a small fitting inside your flat, so check your lease if it covers alterations. Written by Dr Alex J. Martin-Smith, Founder of BroadbandSwitch.uk (LinkedIn). Reviewed by Adrian James, Broadband Editor. Published 13 October 2026. We read the legislation and every government and network page quoted here on the day of publication. The right to request is a proposal and may change. This is general information, not legal advice: for help with your lease, the Leasehold Advisory Service gives free, government-funded advice. Corrections are logged publicly.Own a flat and can't get full fibre? Your right to request gigabit broadband
Do flat owners have a right to request gigabit broadband?
Why is it harder to get full fibre in a flat?
What is a wayleave, and who has to sign it?
If your building has Who usually signs What you can do A freeholder with a managing agent The managing agent, acting for the freeholder Contact the managing agent named on your service charge bill. A freeholder with no managing agent The freeholder Find the owner on the HM Land Registry title register, which costs £7 online. A right to manage (RTM) company Usually still the freeholder: the RTM company runs the building but doesn't own it Ask your RTM directors to help you chase the freeholder. Share of freehold Your freehold company, which is usually you and your neighbours Get the company's directors to agree and sign. Commonhold The commonhold association A unit owner and a seconder can put it to a vote of the owners. What would the new right to request do?
What happens if my freeholder ignores the broadband company?
How do I get full fibre into my block of flats?
Who pays for full fibre in a block of flats?
Network Cost to install Who signs How you start Timing Openreach "No cost to landlords or tenants" The freeholder or managing agent Fill in its online form with the freeholder's details, and let your landlord or managing agent know you're interested "Several months" from wayleave to completion; no minimum number of interested flats CityFibre Free survey and free installation "The land or property owner or agent acting on their behalf" Check availability, then speak to your building's managing agent about a wayleave Not stated Netomnia "No cost to residents, businesses, land or property owners"; it pays a landlord's reasonable expenses The land or property owner Contact its wayleaves team through its website Not stated How long does it take to get full fibre into a block?
Does it work the same across the UK?
What do people get wrong about full fibre in flats?
How can I get better broadband while I wait?
I rent my flat. Does any of this help me?
Keep going: more help for flat owners
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Cite this page
Martin-Smith, A. J. (2026, October 13). Own a flat and can't get full fibre? Your right to request gigabit broadband. BroadbandSwitch.uk. https://broadbandswitch.uk/insights/flat-owner-right-to-request-gigabit-broadband/ Frequently asked questions
Is there a right to request gigabit broadband?
Do I need my freeholder's permission to get full fibre in my flat?
Can my freeholder refuse full fibre?
What is TILPA?
Can I use TILPA myself?
Who pays for full fibre in a block of flats?
How long does it take to get full fibre into a block?
What can I do if my freeholder ignores the broadband company?
Do enough neighbours need to sign up first?
Does this apply in Scotland and Northern Ireland?
I rent my flat. Can I use the right to request?
Will getting full fibre mean drilling in my flat?
References
Flat Owners: Your Right to Request Gigabit Broadband
Written by Alex Martin-Smith (LinkedIn) • Reviewed by Adrian James (LinkedIn)
Last reviewed: 13 October 2026
Quick summary: There's no legal right to request gigabit broadband for flat owners yet, but one is coming. Here's what you can do now to get full fibre into your block.
15 Mar 2021
The "silent landlord" law, TILPA, becomes law.
26 Dec 2022
TILPA starts working in England and Wales.
1 Jul 2023
TILPA starts working in Scotland.
15 Dec 2025
The government asks for views on a leaseholder right to request gigabit broadband (England and Wales).
16 Feb 2026
The consultation closes. The government is still analysing the replies.
13 May 2026
The King's Speech confirms the right will go into the Commonhold and Leasehold Reform Bill.
By Christmas 2026
The government intends to introduce the Bill to Parliament. It must then pass through Parliament before it becomes law.
All homes, cities and suburbs
90.8%
Flats, cities and suburbs
80.7%
All homes, England and Wales
86.1%
Flats, England and Wales
79.6%
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Day 1
You ask a broadband company for a service. It sends your freeholder a request for access.
Day 8 or later
No reply? The company sends a first warning notice.
Day 15 or later
Still nothing? A second warning notice. The company also checks the Land Registry and asks you for the freeholder's name and address.
Day 29 or later
A final notice gives the freeholder 14 days to respond.
Day 43 or later
If there's still silence, the company can apply to a tribunal, and must do so within 42 days of the final notice.
If the tribunal agrees
The company gets 18 months' access to install. It can only happen if the freeholder never replies and doesn't object.
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Copy this: a friendly letter to your freeholder or managing agent
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