If you own a leasehold flat, you may have heard the phrase “Section 20 consultation” (often shortened to “S20”) – usually when major works are being planned and the likely cost feels significant.
This guide breaks down, in plain English, what a Section 20 consultation is, when it applies, what the typical stages and timelines look like, what you’ll usually see in the notices, and when to ask questions so you can feel confident you’re engaging in the process constructively.
Quick definition: what is a Section 20 consultation?
A Section 20 consultation is a formal consultation process that landlords/freeholders (or their managing agents) must follow before carrying out certain major works or entering into long-term agreements where leaseholders will contribute through the service charge above specific cost thresholds.
It exists to improve transparency, give leaseholders the chance to comment, and help ensure costs are reasonable.
Important: This is a general guide, not legal advice. If you’re unsure about your situation, check your lease and consider getting independent advice.
When does Section 20 apply?
Section 20 is typically relevant when either of the following is planned and the cost threshold is met:
1) Qualifying works (major works)
This covers larger projects to a building or its common parts – think roof works, external decoration, structural repairs, fire safety works, lift refurbishment, or major plant replacements.
If the amount any leaseholder would have to pay exceeds £250 for the works, consultation is usually required.
2) Qualifying long-term agreements (LTA)
This is a contract for services or works lasting more than 12 months – for example, cleaning, maintenance, gardening, or lift servicing under a multi-year agreement.
If the amount any leaseholder would have to pay exceeds £100 per year, consultation is usually required.
Situations where it may not apply (or may differ)
Some scenarios can change how consultation works, for example:
- Emergency works (where delay would be unsafe or cause serious damage)
- Where a tribunal has granted dispensation from some or all requirements
- Where the lease wording affects what’s recoverable and how costs are allocated
Your managing agent should be able to explain which route applies and why.
The Section 20 process: the typical stages
While details vary, the “classic” major works consultation generally follows three main stages. You’ll often receive notices by post and/or email, and they may also be uploaded to a resident portal if one is used.
Stage 1: Notice of Intention
This is the “we’re planning works” notice. It usually includes:
- A description of the proposed works (and why they’re needed)
- Where and when you can inspect information
- An invitation for you to make written observations (comments)
- Information on how to nominate a contractor (in many cases)
What you should do at this stage
- Read it carefully and check the scope: is it clear what is being done and where?
- If anything looks vague, ask for clarification early.
- If you want to nominate a contractor, follow the instructions and do it within the deadline.
Stage 2: Statement of Estimates (and invitation to comment)
After estimates are obtained, you’ll usually receive a notice that includes:
- At least two estimates (often more)
- A summary of costs and what’s included/excluded
- Details of any contractor nomination (if applicable)
- A further invitation to make written observations
What you should do at this stage
- Compare like-for-like: are the quotes pricing the same specification?
- Look for key assumptions (access, scaffold, making good, warranties, preliminaries).
- Ask practical questions, such as:
- What’s included in the price (and what might be a “variation”)?
- Is a contingency included?
- What warranties/guarantees are provided?
- How will residents be impacted (noise, access, parking, safety)?
Stage 3: Notice of Reasons (award decision)
If the selected contractor isn’t the cheapest, or if there’s another key decision point, you may receive a notice explaining:
- Which contractor is being appointed
- The reasons for the choice
- Responses to observations (where relevant)
What you should do at this stage
- Check that your earlier questions/comments were considered.
- If anything still feels unclear, ask for the rationale and supporting detail.
Typical Section 20 timelines
Timelines can vary significantly depending on building size, complexity, access issues, surveys, and whether additional professional input is required (e.g., fire engineer, structural engineer, asbestos survey, façade inspection).
As a general guide:
- Simple projects (e.g., straightforward redecoration) might move from Notice of Intention to start on site in 8–16 weeks
- Complex projects (e.g., roofing, structural repairs, fire safety upgrades) can take several months from early planning to commencement – sometimes longer if design/specification work is needed
If you’re unsure, it’s reasonable to ask your managing agent:
- What’s the current stage?
- What are the next milestones?
- What’s the estimated start and completion window?
What do Section 20 notices look like?
Section 20 notices can feel formal and wordy. When you receive one, focus on these essentials:
- The works description: Is it specific enough to understand what’s happening?
- Reason for works: Is it preventative maintenance, compliance, repair, or improvement?
- Estimated costs: Are figures clearly explained (and are they estimates or fixed)?
- Your contribution: How will costs be split (equal shares, floor area, rateable value, etc.)? This should be set out in your lease.
- Deadlines: Consultation periods are time-sensitive – diarise the response date.
- Where to inspect documents: There should be a clear method to view the estimates/specification.
When should leaseholders ask questions?
Asking questions isn’t “being difficult” – it’s part of the consultation’s purpose. The key is to focus on clarity, necessity, specification, and value.
Ask questions when:
- The scope is unclear (e.g., “repairs as necessary” with no detail)
- Costs look out of line with comparable projects
- The works seem to include improvements you didn’t expect
- Access arrangements or safety impacts aren’t explained
- The timetable is vague and you need to plan around disruption
- You want to understand how your service charge demand will be structured (upfront, staged, or via reserve/sinking fund)
Practical, constructive questions to ask
- Necessity & condition
- What issue has been identified, and what evidence supports the works (survey, inspection report)?
- Are there alternative solutions (repair vs replace)?
- Specification & quality
- What materials/standards will be used?
- Is there an independent contract administrator/surveyor overseeing the works?
- Cost & value
- Are the quotes like-for-like? What assumptions do they include?
- What’s the contingency, and when is it used?
- Will there be a final account and year-end reconciliation?
- Resident impact
- What are the working hours?
- How will access be managed?
- What protections are in place for noise, dust, and safety?
- Payment
- Will the cost be collected in one demand or phased?
- Is there a reserve/sinking fund contribution that will offset some costs?
Common misconceptions about Section 20
“If we object, the works can’t go ahead”
Not necessarily. Consultation is about giving leaseholders a voice and ensuring the process is followed and costs are reasonable – not about a simple vote to approve or reject.
“Section 20 means the works will definitely be expensive”
Section 20 is triggered by thresholds, but the reason for the works is usually the condition of the building, compliance needs, or planned maintenance cycles.
“The cheapest quote must be chosen”
Not always. Value, competence, programme, warranties, and risk management can all matter – but if a higher quote is chosen, the reasons should be clear.
How to engage constructively
A good approach is:
- Respond in writing, clearly and politely
- Keep questions specific
- Ask for documents where appropriate (specification, survey summary, schedule of works)
- Keep copies of your correspondence and note deadlines
If you’re part of a residents’ group or RTM/RMC director team, it can help to collate questions so the managing agent can respond efficiently and consistently.
Final thoughts
Section 20 consultations can feel daunting at first, but they’re designed to improve visibility and accountability around larger service charge items. The more clearly leaseholders understand the scope, cost, timeline, and rationale, the smoother major works tend to run – for everyone involved.
If you’ve received a consultation notice and want help understanding it, speak to your managing agent – they should be able to explain what stage the process is at, what the documents mean, and what your next steps are.