Understanding Telecoms Site Valuations Post-2017: A Guide for Landlords

Since the Electronic Communications Code (ECC) was overhauled in 2017, many landlords have found themselves navigating a dramatically different landscape when it comes to telecoms lease renewals and phone mast rent reviews. Whether your site is a rural greenfield location or a rooftop in an urban centre, it’s critical to understand how these changes impact your rights, income, and long-term asset value.

Code vs. 1954 Act: Two Different Roads

One of the most important distinctions since the Code update is the route by which a telecoms lease is renewed:

Landlord and Tenant Act 1954 Renewals: These apply to older leases with security of tenure, meaning they must be renewed through the 1954 Act. Crucially, rent in these renewals is still assessed based on traditional market value principles. However, it's important to note that they are far from immune to the impact of the Code.
Electronic Communications Code Renewals (Part 5): For new leases or those which do not benefit from security of tenure, these agreements follow the ECC framework, which typically results in lower telecoms rent. Valuation is based on a "no network" assumption, meaning the site is valued as if there were no telecoms use — a major shift that often reduces rent levels dramatically.

If you're unsure which applies to your site, it's worth reviewing your agreement—or having an expert do it. This distinction can affect the income from your phone mast lease.

Rooftop vs. Greenfield: Site Type Matters

Another key valuation factor is site location and type:

Greenfield sites (e.g., rural land or farm fields) are often valued lower under the Code due to fewer and less profitable alternative uses. Tribunal rulings have seen consideration levels drop as low as £750 per annum, as seen in cases like Pendown Farm.
Rooftop sites, especially those in urban areas, can command higher consideration—though still often lower than pre-Code levels. However, rooftops may also involve complex negotiations around access, building safety, and sharing rights.

Market Comparables Are Changing

Under the pre-2017 system, market comparables (i.e., what others were paying) played a major role in setting rents. Under the new Code, however, comparables must be adjusted to reflect the “no network” assumption. This has caused confusion and a wide range of outcomes in both negotiated deals and tribunal decisions, such as Dale Park and Ewefields.

Why Professional Valuation Matters

If your lease is due for renewal—or if you've received notice from an operator—it’s essential not to go it alone. Phone Mast People can help you:

Determine whether your lease falls under the 1954 Act or the Code.
Ensure you're receiving fair phone mast rent.
Challenge overly aggressive rent reductions proposed by operators.
Assess if additional compensation is due for loss of use, access disruption, or site constraints.

The Bottom Line for Landlords

While the 2017 Code changes aimed to accelerate digital rollout, they also shifted negotiating power toward operators. Landlords must be proactive, informed, and strategic when it comes to their telecoms lease. Whether you're dealing with a phone mast lease renewal, reviewing telecoms rent, or facing an application for a new phone mast, expert guidance can make the difference between a fair outcome and a costly misstep.

Need Help with Your Phone Mast Lease?

We specialise in supporting landlords with telecoms lease renewals, rent reviews, and strategic negotiations. If you own land or property with a phone mast and are unsure about your rights or what rent you should be receiving, get in touch today. We’ll help you take back control and help you secure a fair rent.