Why Operators Can Force a Mast on Your Land

Updated September 2026. This article was reviewed and corrected in September 2026. We corrected the description of how an operator can seek an imposed agreement, including the tribunals involved, and the legal test the tribunal applies under Paragraph 21 of the Code.

Why Operators Can Force a Mast: Key Points

• What Does the Law Say?
• What Happens If You Refuse Access?
• What Rights Do Landowners Have?
• Why Professional Advice is Crucial

If you are a landowner, you’ve likely heard about the changes to the law in 2017 that tipped the scales in favour of telecom operators. We often hear from clients who are shocked to find that under the new legislation, operators can force a mast onto their land even if they don’t want them to. It doesn’t feel fair, does it?

The 2017 changes to the Electronic Communications Code, part of the Communications Act 2003, were designed to speed up the installation of telecoms infrastructure. However, the impact on landowners has been profound, leaving many wondering what rights they still have.

For more insights, we invite you to visit our YouTube channel and listen to what our founder and director, Matt Restall, has to say about these issues. Watch the video here.

Let’s explore what the law says, what happens if you say no, and – most importantly – how you can protect your position.

What Does the Law Say?

The Electronic Communications Code grants operators the ability to request rights to access private land for installing, maintaining, or upgrading telecoms equipment. Under Paragraph 20 of the Code, if a landowner doesn’t agree voluntarily, an operator can serve a notice setting out the rights it wants. If there is no agreement after 28 days, it can apply to the First-tier Tribunal (Property Chamber) or the Upper Tribunal (Lands Chamber) for an order imposing an agreement. Since 7 November 2023, the parties must also consider alternative dispute resolution.

For the tribunal to impose an agreement, the test in Paragraph 21 must be met:

• Any prejudice to the landowner caused by the order must be capable of being adequately compensated by money.

• The public benefit likely to result from the order must outweigh that prejudice.

The tribunal cannot make the order if the landowner intends to redevelop all or part of the land and could not reasonably do so if the order were made. If the test is met, the tribunal can impose an agreement, giving the operator rights to access and use the land.

What Happens If You Refuse Access?

If you decline an operator’s request, they won’t just go away. Instead, they are likely to escalate the matter to the tribunal. Once there, the process is heavily weighted in the operator’s favour.

The tribunal will evaluate the case using the Paragraph 21 test. If the operator meets the criteria, they’ll likely win the right to install their equipment. For the landowner, this can feel like losing control over your own property.

What Rights Do Landowners Have?

While the law is operator-friendly, landowners do have options to protect their interests.

• Negotiate Fair Terms: Even if the tribunal grants access, you can negotiate the specifics, such as compensation, maintenance responsibilities, and restrictions on access.

• Highlight Alternative Land Uses: If you have other plans for your property, such as redevelopment, make this clear early in the process. A genuine intention to redevelop that could not reasonably go ahead if the order were made can prevent an order, but continuing agricultural use on its own is not a bar. Securing planning permission can strengthen your position.

• Challenge Public Benefit Claims: The public benefit must outweigh the prejudice to you. If the installation seems unnecessary or poorly located, this can be contested.

• Claim Compensation: Landowners are entitled to compensation for the use of their land and any resulting inconvenience or disruption. This amount, however, often requires expert negotiation to ensure it’s fair.

Why Professional Advice is Crucial

We understand that the idea of a telecom mast being forced onto your land can feel overwhelming. That’s where we come in. At The Phone Mast Advice Company Ltd, we specialise in representing landowners to ensure their rights are protected and their compensation reflects the true value of their property.

We can review your specific situation to see if the operator has the rights, under the new legislation, to install a Phone Mast on your land or property.  

In some instances, we have successfully managed to prevent a mast from being installed on-site.  However, if this is not possible, we can negotiate and agree on favourable terms and a higher rent on your behalf.

If you have been approached by an operator – or are concerned about what the 2017 law changes mean for you – don’t face it alone. Reach out to us for tailored advice and practical solutions.

Related Services

If you need expert advice on the topics discussed in this article, our specialist surveyors can help:

• Get a Free Lease Check

• Get a Free Rent Estimate

Call us on 01691 791543 or contact us online for a free consultation.