What Are Section 20 Major Works?
What Are Section 20 Major Works?
If you've received a Section 20 notice or been informed that major works are planned for your building, you may be wondering what it means and why the consultation process is required.
Section 20 major works are large-scale repair, maintenance, or improvement projects carried out on residential buildings where leaseholders are required to contribute towards the cost through the service charge. Before these works can proceed, landlords or managing agents are usually required to consult leaseholders under Section 20 of the Landlord and Tenant Act 1985.
Understanding how the process works can help leaseholders and residents understand what to expect and why these projects are necessary.
Section 20 is a legal consultation process designed to protect leaseholders when significant costs are being recovered through service charges.
In most cases, consultation is required if any individual leaseholder will be asked to contribute more than £250 towards qualifying works.
The process gives leaseholders the opportunity to:
Be informed about proposed works
Review estimates and proposed contractors
Submit observations and feedback
Nominate contractors for consideration
The aim is to ensure transparency before substantial expenditure is incurred.
What Are Considered Major Works?
Major works generally involve planned projects that maintain, repair, or improve a building's structure, appearance, or key components.
Common examples include:
External redecoration programmes
Roof repairs and replacement works
Brickwork repairs and restoration
Window refurbishment or replacement
Concrete repairs
Structural repairs
Communal area improvements
Balcony and façade repairs
Specialist joinery restoration
These projects are often necessary to maintain the building, prevent deterioration, and protect long-term property values.
Why Are Major Works Necessary?
All buildings require ongoing maintenance throughout their lifespan. Without planned investment, relatively minor issues can develop into more significant and costly problems.
Major works are often carried out to:
Address ageing building components
Prevent water ingress and structural damage
Maintain the appearance of the building
Improve safety and compliance
Protect the long-term value of the property
Many projects are identified through building surveys, condition reports, or planned maintenance programmes.
How Does the Section 20 Consultation Process Work?
The consultation process is usually completed in three stages.
1. Notice of Intention
Leaseholders are informed about the proposed works and invited to provide observations or nominate contractors.
2. Statement of Estimates
Once estimates have been obtained, details of the proposed costs and contractors are shared with leaseholders for review.
3. Notice of Reasons
If the chosen contractor is not the lowest tenderer or was not nominated by leaseholders, the reasons for the appointment must be provided.
Once consultation has been completed, the works can proceed.
How Long Does Section 20 Take?
The consultation process can vary depending on the complexity of the project, but it typically takes several months to complete before works begin.
For larger projects involving multiple contractors, specialist surveys, or extensive resident consultation, the process may take longer.
What Happens If Section 20 Is Not Followed?
If the correct consultation process is not undertaken, landlords may be unable to recover the full cost of the works through the service charge.
In many cases, recovery may be limited to £250 per leaseholder unless dispensation is granted by the First-tier Tribunal.
For this reason, compliance with Section 20 requirements is an important part of delivering major works projects.
Understanding the Bigger Picture
While major works can sometimes be disruptive, they play an important role in maintaining residential buildings and protecting long-term property values.
The Section 20 consultation process helps ensure that leaseholders are kept informed and given an opportunity to understand and comment on proposed projects before works begin.
Whether the project involves external redecoration, roof replacement, brickwork repairs, or wider refurbishment works, effective planning and communication are essential to achieving a successful outcome for everyone involved.