Section 20 Consultation for Major Works
Get the consultation wrong and you cannot recover more than £250 per leaseholder, whatever the works cost. We run the full statutory process for freeholders, RMCs and RTM companies — both notices, both 30-day periods, the observations, and the tribunal application if dispensation is needed.
Fixed fee per consultation, or included free within our block management service.
Talk to us about your works
Send the block details and the works you're planning. We'll tell you what consultation is required and what it costs.
When section 20 consultation is required
Consultation is triggered in two situations under the Landlord and Tenant Act 1985 (as amended by the Commonhold and Leasehold Reform Act 2002):
- Qualifying works — any works where the contribution of a single leaseholder would exceed £250.
- Qualifying long-term agreements — any agreement longer than 12 months where a leaseholder's contribution would exceed £100 per year.
The threshold is per leaseholder, not per block, which is why relatively modest works in a small block still require consultation.
The two-stage process and timeline
| Stage | What is served | Statutory period |
|---|---|---|
| Stage 1 | Notice of intention describing the works and why they are needed | 30 days for observations and contractor nominations |
| Between stages | Estimates obtained, including from any nominated contractor | Typically 3–6 weeks |
| Stage 2 | Statement of estimates with a summary of observations and responses | 30 days for further observations |
| Award | Contract placed and leaseholders notified of the reasons | Within 21 days if the cheapest or nominated tender is not chosen |
Realistically, budget three to four months from first notice to works starting on a straightforward roof or decoration contract.
Worked example
A 12-flat block needs £96,000 of roof and external decoration works, apportioned equally. Each leaseholder's share is £8,000 — far above the £250 threshold, so full consultation is required. Skip it, and the block can recover only £250 per flat, or £3,000 in total, leaving a £93,000 shortfall with the freeholder or RMC directors.
What we do
- Confirm whether the works or agreement actually trigger consultation
- Draft and serve compliant notices on every leaseholder and any recognised tenants' association
- Log observations, respond in writing, and obtain estimates including nominated contractors
- Prepare the statement of estimates and the summary of observations
- Manage the tender, the contract award and the leaseholder notification
- Prepare and lodge a section 20ZA dispensation application where works are genuinely urgent
Section 20 FAQs
What is a section 20 consultation?
Section 20 of the Landlord and Tenant Act 1985 requires a landlord or managing agent to formally consult leaseholders before carrying out qualifying works costing any single leaseholder more than £250, or before entering a long-term agreement costing any leaseholder more than £100 per year.
What happens if you skip section 20?
The recoverable contribution from each leaseholder is capped at £250 for works, or £100 a year for a long-term agreement, however much the works actually cost. The shortfall falls on the freeholder or the RMC unless the First-tier Tribunal grants dispensation.
How long does the section 20 process take?
Two stages, each with a statutory 30-day observation period. Allow a minimum of about three months from the notice of intention to placing the contract, longer where observations require a response or a tribunal application is needed.
What is the £250 threshold?
It is per leaseholder, not per block. If the works cost £20,000 across ten equally-apportioned flats, each contribution is £2,000 and consultation is required.
Can we get dispensation from consultation?
Yes, by applying to the First-tier Tribunal under section 20ZA. Dispensation is normally granted for genuine emergencies where leaseholders suffer no prejudice, but it must be applied for — it is not automatic.