What Are Section 20 Works?
Section 20 of the Landlord and Tenant Act 1985, together with the Service Charges (Consultation Requirements) (England) Regulations 2003, requires landlords, managing agents and Resident Management Companies to formally consult leaseholders before carrying out qualifying works where any single leaseholder's contribution exceeds £250, or entering long-term agreements costing more than £100 per leaseholder per year.
On London blocks, typical Section 20 works include external redecoration cycles, roof replacements, structural repairs, communal heating system overhauls, fire-door upgrades and lift refurbishments. Get the process wrong and recovery is capped at £250 per leaseholder — regardless of what the works actually cost.
For the full legal framework, thresholds and timelines, read our complete Section 20 consultation guide for London managing agents and RMCs.
Why Agents Choose Us
Consultation-Ready Estimates
Detailed, transparent estimates formatted for your Notice of Intention and Statement of Estimates stages.
Fully Documented Works
Every project comes with before/after photos and full reports — the paper trail tribunals expect to see.
Leaseholder Communication
Our teams deal with residents professionally on site, reducing complaints and chase-up calls to your office.
Block Management Maintenance Guide
Practical guidance on PPM programmes, Section 20 compliance, contractor management, and reducing emergency call-outs.
The Three-Stage Section 20 Consultation
A full Section 20 consultation takes a minimum of around ten weeks — three to four months in practice on most London blocks. We scope, price and programme our works around each stage so your timeline never slips.
Stage 1 — Notice of Intention
Leaseholders are told what works are proposed and given 30 days to comment and nominate contractors. We provide clear scopes of work and specifications you can attach directly to the notice.
Stage 2 — Statement of Estimates
At least two estimates are presented, including one from a leaseholder-nominated contractor where applicable, with a further 30 days for observations. Our estimates are itemised and easy for leaseholders to inspect.
Stage 3 — Notice of Reasons
Where the chosen contractor is not the lowest estimate or was not nominated, a further notice with 21 days for comments applies. We support you with the documentation whichever way the decision goes.