The Electronic Communications Code - What Farmers and Rural Landowners Need to Know

Over the last few years, many farmers, estate owners and rural landowners have been contacted by mobile network operators or infrastructure companies looking to install or renew telecommunications equipment on their land. If this has happened to you, you’ll almost certainly have come across the Electronic Communications Code (the Code).

The Code is the legislation that governs how telecommunications operators acquire and retain rights to install and operate equipment such as mobile phone masts, antennas and fibre infrastructure. Its purpose is to support the expansion and maintenance of the UK’s digital network, while balancing the rights of landowners.

One of the biggest changes introduced by the Code is the way payments are assessed. Unlike traditional commercial leases, payments are often based on the underlying value of the land rather than the value of the telecommunications use. As a result, many landowners have seen significantly lower offers for new agreements and renewals than they might have expected.

However, the amount paid is only one part of the picture. The terms of the agreement are equally important. Issues such as access, maintenance, upgrading equipment, sharing with other operators, health and safety responsibilities, and the future use or redevelopment of your land can all have long-term implications for your farming business or estate.

It’s also worth remembering that the Code gives operators certain statutory rights, and these can sometimes allow agreements to be imposed by the courts or tribunal if negotiations fail. That doesn’t mean landowners should simply accept the first offer presented to them. Every site is different, and there is often scope to negotiate both the financial terms and the legal protections within an agreement.

If you have telecommunications equipment on your land—or you’ve received a notice from an operator—it’s important to seek specialist advice before signing anything. Understanding your rights and the implications of the Code can help ensure you secure a fair outcome while protecting the long-term interests of your business.

With demand for better mobile coverage and rural connectivity continuing to grow, telecommunications sites are likely to remain an important issue for landowners. Taking informed, professional advice from the outset can make all the difference.