If your landlord or managing agent plans to carry out works that will cost any single leaseholder more than £250, they must follow a legal consultation process known as Section 20. Failure to do this correctly can limit your contribution to just £250—no matter how high the final bill is.
The Landlord and Tenant Act 1985 (Section 20) is triggered in two specific scenarios:
One-off repairs or maintenance (e.g. roof repairs, painting) costing any one leaseholder over £250.
Service contracts (e.g. cleaning, lifts) lasting over 12 months and costing over £100/year per flat.
The £250 limit includes VAT. If a block has 10 flats and the work costs £2,600 total, the threshold is hit because the cost per flat (£260) exceeds the legal limit.
A full consultation usually takes 3 to 5 months and consists of three distinct notices. Each notice gives you a 30-day window to respond.
| Stage | Notice Name | What happens? |
|---|---|---|
| Stage 1 | Notice of Intention | The landlord describes the work, explains why it's needed, and invites your "Observations." |
| Stage 2 | Statement of Estimates | The landlord provides at least two quotes (estimates) and responds to your initial comments. |
| Stage 3 | Notice of Reasons | Only required if the landlord doesn't pick the cheapest quote or a contractor nominated by leaseholders. |
During Stage 1, you have the right to nominate a contractor you would like to see tender for the job. The landlord must try to get an estimate from at least one person/firm nominated by the leaseholders.
Exceptions: You cannot nominate a contractor if the work is being advertised via the "Find a Tender" service (public notice) or if the works are under an existing long-term contract.
If you believe the works are unnecessary, the costs are "unreasonable," or the Section 20 process wasn't followed, you can take action.
Send written objections within the 30-day window. The landlord has a legal duty to "have regard" to these.
Apply to the First-tier Tribunal (Property Chamber). They can determine if costs are "reasonably incurred."
Large Section 20 bills can be life-changing. Use our tools to prepare for future costs or check your current charges: