If you own a flat in a managed building, you’ve probably heard the term “Section 20” mentioned at some point — often when larger repair or maintenance projects are being planned.
It can sound technical, but understanding what Section 20 means (and why it matters) is an important part of being a leaseholder. Here’s a simple guide to what it is, how it works, and how we at Oakfield handle the process to make things as smooth as possible.
What Is a Section 20?
A Section 20 consultation is a legal requirement under the Landlord and Tenant Act 1985.
It applies when the landlord or managing agent needs to carry out major works or enter into a long-term contract (more than 12 months) that will cost any leaseholder:
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More than £250 for works, or
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More than £100 per year for a long-term agreement.
The law is there to make sure leaseholders are properly informed and consulted before large sums are spent from the service charge fund.
When Does Section 20 Apply?
Examples of Section 20 qualifying works include:
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Roof replacement or structural repairs
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External redecorations and window works
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Lift or fire safety system upgrades
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Major plumbing or electrical improvements
Essentially, if the total cost divided by the number of flats exceeds the legal threshold, a Section 20 consultation must take place before works can go ahead.
The Section 20 Process – In Three Stages
The process is formal but straightforward when handled properly. At Oakfield, we manage every step to ensure full compliance:
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Notice of Intention
Leaseholders are informed of the proposed works and invited to comment or nominate contractors. -
Statement of Estimates
We obtain at least two competitive quotes and issue a summary for review, giving leaseholders a further opportunity to respond. -
Notice of Award of Contract
Once a contractor is chosen, we issue a final notice confirming who will be carrying out the works and the reasons for their selection.
These steps ensure transparency, value for money, and compliance with the law — protecting both leaseholders and the freeholder.
Why Section 20 Matters
It’s not just red tape. A correctly managed Section 20 process ensures:
Transparency – everyone knows what’s planned and why.
Fairness – leaseholders have a chance to comment before costs are committed.
Protection – if the process isn’t followed, the landlord may only be able to recover £250 per flat, even if the works cost much more.
At Oakfield, we take this seriously — getting the process right protects both our clients and their buildings.
How Oakfield Manages Section 20 Works
We understand that large projects can feel daunting, so our focus is on clear communication and good planning.
We:
- Work closely with surveyors and contractors to prepare detailed specifications.
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Keep leaseholders informed at every stage.
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Ensure works are properly checked and signed off before payment.
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Manage finances carefully to maintain control of costs.
We know that successful Section 20 projects depend on collaboration and trust — and that’s exactly what we strive to deliver.
In Summary
Section 20 doesn’t need to be complicated. It’s simply a way to make sure that everyone involved in managing and living in a building is kept informed and that costs are handled fairly and lawfully.
Handled properly, it ensures the building stays well-maintained, compliant, and protected for years to come — and that’s exactly what we’re here for.
Thinking about major works in your building?
Get in touch with our Block Management team to find out how Oakfield can guide you through the Section 20 process with confidence. Check out our contact details here.