Section 20 Major Works: A Complete Guide
Understand your rights when your landlord proposes major works or long-term contracts
Last updated: January 2026
What is Section 20?
Section 20 of the Landlord and Tenant Act 1985 requires landlords to consult with leaseholders before carrying out major works or entering into long-term agreements that will be charged through the service charge.
The consultation requirements exist to protect leaseholders from being charged for unnecessary or overpriced work. They give you the opportunity to understand what's being proposed, make observations, and even nominate alternative contractors.
Key legislation
The full requirements are set out in the Service Charges (Consultation Requirements) (England) Regulations 2003, which supplement Section 20 of the 1985 Act.
In Wales, similar provisions apply under the Service Charges (Consultation Requirements) (Wales) Regulations 2004.
Major works
One-off projects like roof repairs, external decoration, or lift replacement where costs exceed £250 per leaseholder.
Long-term agreements
Contracts lasting more than 12 months (like cleaning, grounds maintenance, or management) costing over £100 per year per leaseholder.
When Section 20 Applies
The consultation requirements are triggered when the cost to any individual leaseholder exceeds certain thresholds:
Qualifying works: Over £250
If any single set of works will cost more than £250 per leaseholder, consultation is required. This is calculated per leaseholder, not per property or as a total cost.
Qualifying long-term agreements: Over £100/year
For contracts lasting more than 12 months, consultation is required if the cost exceeds £100 per year per leaseholder.
Example calculation
A block of 20 flats needs roof repairs costing £40,000. Divided equally, that's £2,000 per leaseholder, well above the £250 threshold. Section 20 consultation is required.
Note: The calculation uses your lease's service charge proportions, which may not be equal shares.
Watch out for "salami slicing"
Landlords cannot avoid consultation by artificially splitting works into smaller packages to stay under the threshold. Tribunals take a dim view of this practice.
The Consultation Stages
For qualifying works (major works), there are usually two or three stages of consultation, depending on whether you or other leaseholders nominate a contractor.
Notice of Intention
The landlord must describe the proposed works (or explain why they can't) and invite leaseholders to make observations. The notice must also invite you to nominate contractors.
Notice of Estimates (or Proposals)
After obtaining estimates (including from any nominated contractors), the landlord must send a second notice with at least two estimates. This must summarise any observations received and how they were responded to.
Notice of Award (if not lowest/nominated)
If the landlord doesn't choose the lowest estimate or a nominated contractor, they must send a further notice within 21 days of entering the contract, explaining their reasons.
Total timeline
The full process typically takes at least 2-3 months, longer if estimates need to be obtained from nominated contractors or if there are delays in the tender process.
Your Rights During Consultation
The consultation process gives you meaningful rights to participate in decisions about major works:
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Make observations
You can comment on the proposed works at both stages. The landlord must have regard to your observations (though they don't have to agree with them).
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Nominate contractors
At Stage 1, you can nominate contractors to be included in the tender process. The landlord must obtain an estimate from any properly nominated contractor.
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Inspect estimates
You have the right to inspect the estimates received and any other documents relating to the proposed works, at a time and place specified in the notice.
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Receive written responses
The landlord must provide a summary of observations received and their response to them at Stage 2.
Tips for effective participation
- Always respond in writing and keep copies
- Ask specific questions about the scope, specifications, and necessity of works
- Coordinate with other leaseholders to present unified concerns
- If nominating a contractor, ensure they can provide a compliant estimate
Consequences of Non-Compliance
If your landlord fails to follow the Section 20 consultation requirements, there's a significant financial penalty:
The £250 cap
Without proper consultation (or dispensation from the Tribunal), the landlord can only recover £250 maximum per leaseholder for that set of works, regardless of the actual cost.
This means if works cost £5,000 per leaseholder but consultation wasn't followed, the landlord can only charge you £250.
This limit applies to each set of qualifying works. It's a powerful protection that incentivises landlords to follow the process correctly.
Common consultation failures
Dispensation from Consultation
In certain circumstances, a landlord can apply to the First-tier Tribunal (Property Chamber) for dispensation from the consultation requirements. If granted, this allows them to recover the full cost even without following the process.
Emergency works
The most common reason for dispensation is urgent or emergency works. If a roof is leaking badly and causing damage, waiting 2-3 months for consultation isn't practical.
Retrospective applications
Landlords can apply for dispensation after works have been completed. However, the Tribunal will scrutinise these applications carefully.
The Tribunal's approach
Following the Supreme Court case Daejan v Benson (2013), the Tribunal focuses on whether leaseholders have been prejudiced (disadvantaged) by the failure to consult.
If you can show you've suffered prejudice (e.g., you would have nominated a cheaper contractor, or the works were unnecessary), dispensation may be refused or granted with conditions.
What leaseholders can do
- You'll be notified if a dispensation application is made
- You can submit evidence of prejudice to the Tribunal
- You can request conditions on any dispensation granted
Qualifying Long-Term Agreements (QLTAs)
Long-term agreements (contracts lasting more than 12 months) have their own consultation requirements. These apply to ongoing service contracts like cleaning, security, grounds maintenance, or building insurance.
The £100 threshold
Consultation is required if the contract will cost any leaseholder more than £100 per year. This is a much lower threshold than for works.
Key differences from major works
- Consultation happens before entering the agreement, not before each year's work
- Once a QLTA is properly consulted on, works under it don't need separate consultation
- The process is slightly different but still involves two or three stages
Watch out for existing contracts
Some landlords have long-term agreements that predate current leaseholders. If consultation wasn't done (or the agreement predates the regulations), ask whether the agreement was properly consulted on.
How to Challenge
If you believe the Section 20 process wasn't followed correctly, or that the charges are unreasonable, you have several options:
Raise it with your landlord
Start by writing to your landlord or managing agent, clearly setting out your concerns about the consultation process.
Apply to the First-tier Tribunal
You can apply to the Tribunal under Section 27A of the Landlord and Tenant Act 1985 to determine whether the consultation requirements were met and whether the charges are payable.
Challenge the reasonableness of costs
Even if consultation was followed, you can still challenge whether the costs themselves are reasonable. This is a separate issue from consultation compliance.
Evidence to gather
- Copies of all Section 20 notices received (or evidence none were received)
- Dates notices were sent and received
- Any observations you submitted and responses received
- Details of any contractor nominations and what happened to them
- Invoices, specifications, and other documentation
The Tribunal application fee is modest (currently around £100-£200 depending on the type of application), and costs are rarely awarded against leaseholders in straightforward cases.
How OpenCourtyard Helps
Major works consultations can be overwhelming, especially when you're trying to coordinate with neighbours and keep track of deadlines. OpenCourtyard helps your community stay organised and informed:
Track major works proposals
Share Section 20 notices with your community so everyone knows what's being proposed and when responses are due. No more missed deadlines or forgotten consultations.
Discuss and coordinate responses
Use our forum to discuss proposed works with neighbours. Should you nominate a contractor? What observations should you make? Coordinate your approach for greater impact.
Document concerns and observations
Keep a record of your community's observations and concerns. This creates a valuable evidence trail if you later need to challenge the process or costs.
Share contractor recommendations
If leaseholders want to nominate contractors, share recommendations and experiences. Find contractors who have done good work in similar buildings.
Further Resources
Important: This guide provides general information and is not legal advice. Laws and procedures change – always verify current rules with official sources and consider seeking professional advice for your specific situation.
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