Introduction
When it comes to managing leasehold properties, few processes are as important—and often misunderstood—as Section 20 major works. Whether you are a leaseholder facing a large bill or a freeholder planning essential repairs, understanding the process is crucial.
In this guide, our expert building surveyors break down what Section 20 means, when it applies, and how professional building surveys play a vital role in protecting your interests.
What Are Section 20 Major Works?
Section 20 refers to the consultation process set out in the Landlord and Tenant Act 1985. It applies when a landlord or freeholder intends to carry out major works to a building where leaseholders are required to contribute financially.
The process is legally required if:
– Any one leaseholder is expected to contribute more than £250 towards works
– A long-term agreement will cost a leaseholder more than £100 per year
Typical Section 20 major works include roof replacement, external redecoration, structural repairs, window replacement, and lift refurbishment.
Why Building Surveys Are Essential
Before any Section 20 process begins, a professional building survey should be carried out.
Key benefits include:
– Identifying defects and necessary repairs
– Prioritising urgent works
– Providing cost estimates
– Supporting legal compliance
– Reducing disputes
The Section 20 Consultation Process
Stage 1: Notice of Intention – Leaseholders are notified and invited to comment.
Stage 2: Statement of Estimates – At least two quotes are obtained and shared.
Stage 3: Notice of Award – Leaseholders are informed of the chosen contractor.
Failure to Comply
If Section 20 is not followed correctly, landlords may only recover £250 per leaseholder unless dispensation is granted by the tribunal.
How Building Surveyors Add Value
Building surveyors provide inspections, specifications, tender management, cost control, and project oversight to ensure works are completed correctly.
Common Disputes
Disputes often arise due to poor communication, lack of surveys, inflated costs, or unnecessary works. Proper surveys and reporting reduce these risks.
Conclusion
Section 20 major works are a critical part of leasehold property management. With expert building surveyors and robust building surveys, projects can be delivered efficiently and fairly.
We have expertise in challenging and substantiating costs in respect of S.20 claims through are London Building Survey team and our Expert Witness team.
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