Why a wayleave isn’t always needed for fibre installations
December 2, 2025
|
5
min read
Highlights
Many commercial landlords are told they need a wayleave for every fibre install, but that’s not true for most in-building connections. This blog breaks down the real requirements and explains why a no-wayleave install is usually the better option.
For many landlords and building managers, the word “wayleave” feels like the responsible route whenever a fibre circuit is being installed on their property. It sounds formal and safe – a neat legal box to tick.
In many cases, however, a wayleave adds unnecessary complexity and delays, frustrates tenants, and can expose landlords to long-term legal risks.
At Vorboss, we’ve connected thousands of office spaces across London without a wayleave, keeping landlords in full control and getting tenants online faster.
What is a wayleave?
A wayleave is a written agreement between a landowner and a telecoms operator. It gives the operator permission to install and keep equipment on private property.
What many people don’t realise is that signing a wayleave also activates “Code rights” under the Electronic Communications Code. These rights go beyond simple permission, they give the operator legal powers to stay on the property indefinitely, access it when needed, and even refuse removal of their equipment in certain situations.
For a typical connection into a commercial building in London, a wayleave can make the fibre installation process slower, more expensive, and limit the landlord’s flexibility long term.
Why a wayleave isn’t required for standard in-building fibre connections
For a standard in-building fibre connection serving a tenant, a wayleave isn’t a legal requirement. Important protections, like building access, fire safety, repairing any damage, and removing equipment, are already covered by the tenant’s lease and usual building rules.
If no wayleave is signed, no Code rights are triggered, meaning the landlord retains full control and the installation exists under a simple, fully revocable licence.
In practice, this gives landlords far more protection and flexibility:
- No legal lock-in – the telecoms operator has no long-term rights to stay or refuse removal.
- Landlords keep full control – equipment can be moved or removed when the building changes.
- Faster fibre installation – no time lost in drafting contracts or solicitor reviews.
- Happier tenants – connections go live quicker; tenants get to move in faster.
By contrast, signing a wayleave and granting Code rights introduces a complex and expensive legal process for any fibre removal or relocation. This can take at least 18 months, plus potential court or tribunal proceedings, making it slower, and far less flexible for the landlord.
Why tenants don’t like waiting for wayleaves
When a business moves into a new space, connectivity is one of the first things it needs to get up and running. If a wayleave is required, the connection can’t be installed until the legal documents are drafted, reviewed and signed, which often takes weeks or even months.
During that time, the space is effectively unusable. The tenant can’t set up IT systems, onboard staff, or operate as normal. This also affects the landlord, because if the office isn’t usable, it becomes harder to start charging rent or bring the lease out of its rent-free period.
Wayleave delays often push back move-in dates, extend negotiation periods and slow down leasing. In a competitive market, a space that takes too long to become operational becomes a less attractive choice. Allowing a no-wayleave installation avoids these delays and keeps both leasing and occupancy moving.
By allowing a no-wayleave installation, landlords can:
- Help tenants get online and operational faster.
- Avoid disputes between tenants and building management.
- Strengthen their building’s reputation as modern and easy to occupy.
- Shorten rent-free periods by getting the space usable sooner.
The benefits of the “no-wayleave” approach
Speed: Quick tenant connections, avoiding legal delays.
Lower cost: No solicitor fees or tribunal risks.
Better profitability: Tenants get online faster, so landlords avoid rent-free periods during delays.
Flexibility: Landlords can relocate or remove installed fibre equipment with reasonable notice.
Tenant satisfaction: Immediate connectivity supports retention and occupancy rates.
Addressing common concerns
1. Indemnity & damage
We own and operate our network ourselves, with all installations carried out by our in-house team, meaning we take full responsibility. Following agreed route plans and the highest quality standards, we also carry comprehensive public liability and other relevant insurance, and are happy to share certificates if needed.
2. Access & repairs
We always agree access with building management in advance and work around the site’s rules and schedules. If any damage happens to the cable on the property, everyone is expected to act reasonably, after all, we all want essential services to keep running smoothly.
3. Moves & building works
Need to redevelop or reconfigure space? No problem. Without a wayleave, there’s no legal process to prevent you from requesting relocation. We’ll work with you to keep the tenant connected.
4. Upgrades
Without Code rights, we can’t change or expand the installation without your consent. You stay fully in control.
5. Fire safety
All cabling and firestopping are installed to the highest safety standards. Compliance is our responsibility and isn’t dependent on a wayleave.
When a wayleave still makes sense
Some landlords or insurers have policies that always require one, and that’s fine. In that case, we recommend a “spinal” or “sitewide” wayleave, covering all future connections at once. It’s efficient and avoids repeating the same paperwork for every tenant. Since we manage our network and operations ourselves, our wayleaves team works closely with building management and landlords to get approvals quickly and smoothly.
Fair and simple connectivity for landlords and tenants
A wayleave isn’t legally required for most tenant fibre installations, and avoiding one can benefit both landlords and tenants. Landlords stay in control and avoid statutory obligations. Tenants get connected faster and can start operating immediately. Everyone avoids unnecessary legal cost and delay.
At Vorboss, our goal is to make connectivity in London buildings quick, clear, and fair for everyone involved, without getting tangled in legal complexity that doesn’t serve either side.
Wayleave VS no wayleave – a comparison table
Tell us about yourself so we can serve you best.
Got a question?
Our dedicated wayleave team speeds up approvals for commercial property internet installations. We work directly with landlords and have pre-approved agreements in place across Central London.
If your landlord or building management insist on a wayleave, Vorboss's in-house legal team will work collaboratively with all parties to get it sorted. When possible, we’ll try to set up to a 'spinal' or sitewide wayleave, to cover current and future connections, which helps keep things simple and avoids delays.
Our fibre installs are low-impact, like fire alarm or HVAC control cabling, and don’t require Code rights (wayleave). We use a simple, fully revocable licence, avoiding legal delays, costs, and loss of landlord control. Everything is done under normal building rules and our installation contract.
A wayleave is a formal agreement granting telecom operators statutory 'Code rights', allowing them to keep, upgrade, and maintain equipment inside a property. Landlords request wayleaves to set access rules and manage risk. But for simple fibre installs, wayleaves add cost and delay while reducing landlord control, without offering more protection than leases and building rules already provide.
This service is currently available in Central London. For locations outside this area, we may offer alternative business internet solutions.
More articles
Public services across central London are evolving, and the City of London Corporation is leading the way.
Whether you work, live or study in the Square Mile, you’ll soon feel the difference that faster, more dependable connectivity brings.
What is the Future Network Programme?
The City of London Corporation is rolling out the Future Network Programme, a major project to modernise its entire digital infrastructure and bring everything under one unified network.
From offices and schools to iconic green spaces like Hampstead Heath, cultural destinations like the Barbican, and historic markets such as Leadenhall and Old Spitalfields, this upgrade will mean more reliable connectivity across the City’s buildings and public spaces.
It also extends to essential services, including critical sites run by the City of London Police. This enhanced connectivity will support everything from secure communication systems to faster, more resilient networks for emergency operations.
Leading this transformation is Roc Technologies, supported by Juniper Networks and Palo Alto Networks; all powered by the Vorboss fibre network. Together, we’re bringing the City onto a modern digital foundation that’s ready to support its future.
Who the Future Network Programme benefits and how?
The programme is designed for everyone who depends on public services in the Square Mile:
- Students in City-run schools will have fast, reliable connectivity to fully access digital learning tools.
- Public-sector teams will experience smoother hybrid working, better access to online platforms, and more efficient collaboration across locations.
- Residents and visitors will see improvements in public Wi-Fi, digital services, and online access in libraries, community hubs, and other shared spaces.
- The City of London Police will gain a more secure, faster and resilient network that enhances CCTV reliability and enables more effective frontline operations.
.avif)
When Flight Centre, the unforgettable-experience-plotting travel experts, were preparing to open a brand-new shopfront on Upper Street in central London, everything was going to plan. The team had lined up suppliers early, including their internet provider, expecting smooth sailing to launch day.
Unfortunately, their installation was delayed, and the team kept chasing answers. Eventually, they learned the duct was collapsed and their chosen provider couldn’t fix it in time.
Grounded? Not for long
With just two weeks to go, Flight Centre had to act fast. They turned to Vorboss. In just over a week, the new shopfront was live and connected through Vorboss’s Rapid Install service.
Thanks to Flight Centre’s leadership and coordination across their teams in Europe and Australia, everything came together, and the store opened right on time.
“The collapsed duct was an unexpected challenge after months of delays with our previous provider. Vorboss stepped in quickly, took control, and kept things on track, ensuring the installation stayed on schedule despite the setback.”
-Tim Head, Global Service Delivery Head, Flight Centre
.avif)
So good, they brought us to Barcelona
The experience made such an impact that Flight Centre brought Vorboss into another project, this time in Barcelona. Using a local partner, they added another circuit for their new office. The line tails into the Vorboss infrastructure in Barcelona and links all the way back to the London network.
“Vorboss’s impressive internet service and customer experience gave us the confidence to bring them into further projects. Having a consistent connectivity partner across locations simplifies management and supports our growth.”
-Tim Head, Global Service Delivery Head, Flight Centre
.avif)
.avif)
