Last Updated: 6 October 2026 I Reading Time: 5 minutes I By Alex Mccrakan, Solicitor in the Commercial Team at GLP Solicitors
Summary
If you host a phone mast or rooftop telecoms equipment on your property, a renewal approach from the operator can look routine. In practice, it often starts a negotiation over rent, access and your future redevelopment plans.
Renewals are governed by the Electronic Communications Code. This article explains how the process works and what landowners should consider before agreeing to new terms.
Quick Answer
If a telecoms operator has written to you about renewing a phone mast or rooftop equipment agreement, there is rarely a need to sign on their timetable. Renewals are governed by the Electronic Communications Code, and your existing agreement continues in the meantime. Take advice before responding, as the terms you agree on rent, access and redevelopment can affect your property for many years.
In this Article
- The process in brief
- Rent
- Access
- Redevelopment
- Early access and incentive payments
- How GLP Solicitors can help
- Frequently asked questions
Key takeaways
- A renewal letter from a telecoms operator usually marks the start of a negotiation, not a formality.
- Renewals are governed by the Electronic Communications Code, which gives operators strong security of tenure.
- Your existing agreement continues while terms are negotiated, so you do not need to sign on the operator’s timetable.
- Operators’ opening rent offers are often at the very bottom of the range, and there is room to negotiate.
- Access, redevelopment rights and incentive payments can all be negotiated, and are as important as rent.
- Once a Code agreement is in place, removing the operator is difficult, so redevelopment plans should be protected in the agreement.
- In most cases, the operator contributes to your legal costs.
If you have a phone mast or rooftop telecoms equipment on your property, a renewal letter from the operator may look routine, but it rarely is. It usually marks the start of a negotiation that could reduce your rent, widen the operator’s rights and restrict your ability to redevelop for many years.
Renewals are governed by the Electronic Communications Code. The Code values rent on a “no-network” basis and gives operators strong security of tenure, so the terms you agree really matter.
The process in brief
- Initial contact. The operator or its agent writes proposing new terms, often at a much lower rent and with an incentive to sign quickly.
- Negotiation. Most value is won or lost here. Agree the operator’s contribution to your legal and surveyor fees at the outset.
- Formal notice. If terms are not agreed, either party can serve notice under the Code, giving at least six months’ notice of the proposed terms.
- Tribunal. If there is still no agreement, either party can apply to the Tribunal to decide the terms, with interim payments available while the case is pending.
The existing agreement continues in the meantime, so there is rarely a need to sign on the operator’s timetable.
Rent
Operators’ opening offers are often at the very bottom of the range, sometimes a fraction of the passing rent. Rent is assessed on market value, disregarding the site’s value to the network, but there is still considerable room for negotiation, particularly for rooftop sites. Compensation for loss or disruption can also be claimed in addition to rent. We have a track record of achieving significant increases, and securing a top-of-market rent, well above the figure the operator originally offered.
Access
Operators typically ask for unrestricted 24/7 access for their staff and contractors. For occupied buildings and rooftops, this can raise security, safety and management concerns. Notice periods, escorted access, defined routes and compliance with site rules can all be negotiated, with unrestricted access limited to emergencies. In one longstanding matter that had stalled before we were instructed, we were able to move negotiations forward and secure access arrangements on the terms our client wanted.
Redevelopment
Once a Code agreement is in place, removing the operator is difficult. The statutory redevelopment ground requires at least 18 months’ notice, evidence of a settled intention to redevelop, and can be challenged at the Tribunal. If you have plans for your property, a contractual redevelopment break or “lift and shift” clause, requiring the operator to relocate its equipment, gives you a far stronger position. In a recent case where our client’s redevelopment works were planned within two to three years, we secured a robust redevelopment clause to protect that timetable
Early access and incentive payments
Operators often offer an early access payment to come onto the site before the new agreement completes, or a one-off incentive for signing within a short deadline. These can be worthwhile, but check the conditions. Incentives are often tied to accepting the operator’s standard terms, may be subject to clawback, and can be small compared with the rent you could lose over a ten-year term. Early access should always be documented in a licence covering insurance, indemnities and making good.
Other terms to review include break rights, sharing and upgrading rights, insurance and indemnities, and removal and reinstatement at the end of the term.
How GLP Solicitors can help
If you have received a renewal approach from a telecoms operator, please contact us before responding or signing anything. In most cases, the operator contributes to the site provider’s legal costs, so our advice is likely to be paid for by the operator rather than by you.This article is for general information only and does not constitute legal advice.
Frequently Asked Questions
The Electronic Communications Code is the legal framework that governs agreements between landowners and telecoms operators, including renewals of phone mast and rooftop equipment agreements. It values rent on a “no-network” basis and gives operators strong security of tenure. Because of this, the terms you agree on renewal can affect your property for many years.
No. The existing agreement continues while terms are being negotiated, so there is rarely a need to sign on the operator’s timetable. Operators often propose new terms with an incentive to sign quickly, but it is sensible to take advice before responding, as the first offer is often at the bottom of the range.
If terms are not agreed, either party can serve notice under the Code, giving at least six months’ notice of the proposed terms. If there is still no agreement, either party can apply to the Tribunal to decide the terms. Interim payments are available while the case is pending.
Rent is assessed on market value, disregarding the site’s value to the network. Operators’ opening offers are often at the very bottom of the range, sometimes a fraction of the passing rent. There is still considerable room for negotiation, particularly for rooftop sites, and compensation for loss or disruption can be claimed in addition to rent.
Often, yes. Operators typically ask for unrestricted 24/7 access, which can raise security, safety and management concerns. Notice periods, escorted access, defined routes and compliance with site rules can all be negotiated, with unrestricted access limited to emergencies.
Once a Code agreement is in place, removing the operator is difficult. The statutory redevelopment ground requires at least 18 months’ notice and evidence of a settled intention to redevelop, and it can be challenged at the Tribunal. A contractual redevelopment break or “lift and shift” clause gives you a far stronger position.
These payments can be worthwhile, but check the conditions. Incentives are often tied to accepting the operator’s standard terms, may be subject to clawback, and can be small compared with the rent you could lose over a ten-year term. Early access should always be documented in a licence covering insurance, indemnities and making good.
In most cases, the operator contributes to the site provider’s legal costs. This means that advice from a solicitor is likely to be paid for by the operator rather than by you. It is sensible to agree the operator’s contribution to your legal and surveyor fees at the outset of negotiations.
Related Services
This article is for general information only and does not constitute legal advice.