Section 20 of the Landlord and Tenant Act 1985 requires landlords and managing agents to consult leaseholders before carrying out qualifying works or entering qualifying long-term agreements that will be paid for through the service charge.
When consultation applies
- Works: usually when any leaseholder will pay more than £250 towards the cost
- Long-term agreements: usually when any leaseholder will pay more than £100 per year (for example a multi-year maintenance contract)
The stages you should expect
- Notice of intention — what is proposed and why
- A period for your written observations
- Estimates from contractors
- Notice of reasons if the chosen contractor was not the cheapest
If consultation is skipped or flawed
If consultation is required but not carried out properly, the landlord may only recover £250 per leaseholder for works (or £100 per year for agreements) from the service charge, unless a dispensation is granted by the First-tier Tribunal.
Practical tip:
Keep copies of all Section 20 notices and your responses — they matter if charges are later challenged.
Consultation does not mean leaseholders can veto works outright, but you should receive clear information about what is proposed, why, and how much it may cost.