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Major works

Section 20 hub

Section 20 is the statutory consultation process your landlord must follow before charging leaseholders more than £250 for major works or £100 per year for long-term agreements. This hub explains your rights at each stage, how to respond within the 30-day windows, and what to do if consultation is skipped or the final bill looks unreasonable.

Respond to the notice

Stage 1 is a Notice of Intention. Stage 2 is a Statement of Estimates. These are different letters.

  • Template

    Section 20 Stage 1 observation letter

    Create a Stage 1 observation on a Notice of Intention.

    Create Stage 1 response

  • Template

    Section 20 Stage 2 observation letter

    Create a Stage 2 observation when estimates have been issued.

    Create Stage 2 response

See response options

TL;DR

  • Section 20 applies when major works will cost any leaseholder more than £250, or a long-term agreement will cost more than £100 per leaseholder per year.
  • Your landlord must follow a strict 3-stage consultation process before the works begin.
  • You have 30 days to respond at each stage and can nominate your own contractor.
  • If they skip the process, your contribution is legally capped at £250.
  • You can challenge unreasonable charges at the First-tier Tribunal.
  • RTM is the only permanent solution. Leaseholders who self-manage control their own Section 20 process.

What is Section 20?

Section 20 of the Landlord and Tenant Act 1985 is a legal protection that limits how much a freeholder or managing agent can charge leaseholders for major works or long-term agreements without first consulting them. The point is simple: you should see what is planned, why it costs what it costs, and have a fair chance to respond before large sums hit your service charge demand.

Two thresholds trigger the consultation rules. First, qualifying works: any project where any leaseholder's share of the bill would be more than £250. Second, qualifying long-term agreements (contracts over 12 months): any deal where any leaseholder's share would be more than £100 in any 12-month accounting period.

If these thresholds are met, the landlord cannot simply invoice you for the full cost. They must run the statutory process below. If you want the long-term leverage to appoint contractors yourself and keep major works honest, that is where Right to Manage matters: after RTM, your RTM company runs consultation in the open, for residents, not for a third-party profit layer.

What do you need help with?

  • Guide

    Section 20 consultation process

    How the existing consultation stages work and what a notice is asking for.

    Read consultation process

  • Guide

    How to respond to a Section 20 notice

    Distinguish the Stage 1 and Stage 2 tools when the reader is unsure which applies.

    See response options

  • Guide

    If the landlord fails to consult

    Existing guidance when consultation was missed or incomplete.

    Read guidance

  • Guide

    Paying for major works

    Existing guidance on how major-works costs are charged.

    Read guidance

  • Template

    Service charge challenge letter

    A general letter for questioning a service charge, distinct from a Section 20 consultation response.

    Create challenge letter

  • Tool

    Section 20 checklist

    Preparation context and onward links already on this page.

    Open checklist

The only permanent solution to Section 20 abuse is RTM

Leaseholders who have taken over management through Right to Manage set their own service charge budget, run their own Section 20 consultation process, and choose their own contractors. There is no freeholder or managing agent to inflate costs or favour connected contractors. Self-managing leaseholders consistently pay less and get better value. If you are tired of Section 20 notices landing without warning, RTM is the answer.

Check eligibility

Frequently asked questions

Short answers for orientation only. Not tailored to your lease or building.

What is the difference between Section 20 and a service charge?
Service charges cover routine maintenance and management costs. Section 20 specifically covers major works or long-term agreements above the £250 or £100 threshold that require formal consultation before they can be charged.
Can I refuse to pay a Section 20 charge?
If your landlord did not follow the correct consultation process, your contribution is legally capped at £250. You should not withhold payment without taking legal advice first, as unpaid charges can lead to lease forfeiture proceedings.
What counts as qualifying works?
Any works to a building or its common areas where the cost to any single leaseholder would exceed £250. This includes roof repairs, window replacements, external decoration, lift replacements, and structural repairs.
What is a qualifying long-term agreement?
A contract lasting more than 12 months, such as a new managing agent contract or a maintenance agreement, where the annual cost to any leaseholder exceeds £100. These require the same consultation process as major works.
How do I nominate a contractor?
When you receive the Stage 1 Notice of Intention, write to your landlord or managing agent within the 30-day relevant period and nominate the name of a contractor you want them to obtain an estimate from. Keep a copy of your letter.
What if I miss the 30-day observation window?
You lose the right to have your observations considered at that stage, but you can still make observations at Stage 2 when estimates are shared. You can also challenge the final charge at the First-tier Tribunal if you believe it is unreasonable.
Can the landlord ignore my nominated contractor?
No. If you nominate a contractor at Stage 1, the landlord must try to obtain an estimate from them. If they cannot, they must explain why. If they simply ignore your nomination, this may make the consultation process invalid.
What is a recognised tenants' association?
A formally constituted association of leaseholders that has been recognised in writing by the landlord or by a leasehold valuation tribunal. A recognised tenants' association has additional rights in the Section 20 process, including the right to nominate a contractor and receive all notices directly.

This guide is for general information only and does not constitute legal advice. If you are unsure about your rights or obligations, seek independent legal advice. Read our full disclaimer.

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