Major works explained: what Section 20 actually means for leaseholders

A clear breakdown of the consultation process, your right to object, and how to avoid surprise bills.

Few phrases cause more anxiety among leaseholders than 'major works'. The fear is understandable. Large works can mean large bills, and many leaseholders have heard stories of five figure demands landing with little warning. The good news is that the law gives leaseholders real protection in this process, provided it's followed correctly. Here's what you need to know.

Section 20 of the Landlord and Tenant Act 1985 sets out a statutory consultation process that must be followed before any qualifying works are carried out, where the cost to any individual leaseholder would exceed £250. The process typically involves three stages: a Notice of Intention setting out the proposed works and inviting observations, a Notice of Estimates once at least two contractor quotes have been obtained, and a Notice of Award confirming which contractor has been chosen and why.

Crucially, leaseholders have the right to nominate a contractor for consideration during the estimates stage, and the right to make written observations at every stage, which the landlord or managing agent is legally required to consider and respond to. If this process is skipped or rushed, leaseholders may be able to challenge the recoverable costs at the First tier Tribunal, even after the works are complete.

The other major protection is timing. Each notice period carries a minimum consultation window, typically 30 days. This is precisely why major works should be planned well in advance, not rushed through in response to an emergency. A managing agent who starts the Section 20 process only once a problem has become urgent is, by definition, leaving leaseholders with less time to scrutinise the spending of their own money.

At Fortem, we run major works consultations as standard practice, never as an afterthought. We provide leaseholders with full visibility of contractor quotes, a clear breakdown of costs, and a genuine opportunity to raise questions before any decision is finalised. Major works should never feel like something that's happening to you. It should feel like something you're part of.

If you've received a Section 20 notice and aren't sure what your rights are, or if you're concerned about how a previous consultation was handled, get in touch. We're happy to talk it through.