Major Works & Section 20 Consultation

Expertly managed. Legally compliant. Leaseholder-first.

What is Section 20 & Why Does It Matter?

Section 20 of the Landlord and Tenant Act 1985 (as amended by the Commonhold and Leasehold Reform Act 2002) is the legal framework that governs how major works must be consulted on in residential leasehold buildings.

The law is clear: if a leaseholder’s share of qualifying works will exceed £250, then the landlord, including RMCs or RTM companies, must consult leaseholders before the works are carried out.

At Bespoke Block Management, we follow the Section 20 process to the letter, not just to comply with the law, but because it’s the right thing to do.

When is Section 20 Consultation Required?

Section 20 consultation is triggered when:

  • Qualifying Works are proposed (e.g. roof replacement, external redecoration, major repairs)

  • One or more leaseholders would contribute more than £250 to the cost

  • Consultants' fees and VAT are included in the estimated amount

Whether you’re a resident-led RTM company or a freeholder instructing major works, the consultation rules apply to everyone.

The Three-Stage Consultation Process

We carry out every Section 20 process in full accordance with statutory regulations, including:

1. Notice of Intention (Stage 1)

We notify all leaseholders of the proposed works, explain why they are necessary, and invite both feedback and contractor nominations. This notice is served with a 30-day comment period.

2. Statement of Estimates (Stage 2)

Once estimates have been obtained, we serve a second notice outlining the costs, naming the contractors, and detailing how leaseholders can inspect the estimates and provide further comments. A second 30-day consultation period follows.

3. Notice of Reasons (Stage 3)

If the chosen contractor was not the lowest estimate or not nominated by a leaseholder, we issue a final notice explaining the rationale behind the selection. This adds transparency and protects the decision-making process.

How Long Does Section 20 Consultation Take?

Even in the most efficient cases, the consultation process takes at least two to three months. We:

  • Obtain high-quality estimates

  • Account for postal delays

  • Review any leaseholder feedback in good faith

  • Manage the timetable closely and ensure the process stays on track.

Our Role as Managing Agent

At Bespoke Block Management, we handle every aspect of the Section 20 process for you:

  • Drafting and serving all notices correctly

  • Sourcing qualified contractors and managing tenders

  • Managing timelines and leaseholder responses

  • Keeping records and audit trails

  • Liaising with your solicitor or Tribunal, if needed

We also ensure your leases are followed precisely and that your legal obligations as a landlord, RMC, or RTM director are met.

Our Professional Alignment

We align with the highest professional standards, including guidance from:

We also hold full Professional Indemnity Insurance and follow industry best practices in contractor vetting, compliance, and cost transparency.

Directors, Here’s What You Can Expect

If you're a director of an RMC or RTM, we take the pressure off your shoulders:

  • We explain the Section 20 process clearly and without jargon

  • We take on the legal and administrative burden

  • We consult respectfully, transparently, and professionally

  • We protect your position as a responsible company officer

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Bespoke Block Management
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And with us, it’s all in black and white.