Internal Communal Decorations for Blocks of Flats
A comprehensive guide to internal decorations and communal decorations in a block of flats. Understand repainting cycles, specification, Section 20 consultation requirements, costs, and how your managing agent should plan and deliver a professional redecoration programme for your building's communal areas.
What Are Internal Communal Decorations?
Internal decorations in a block of flats refer to the cyclical programme of decorative works carried out within the shared communal areas of the building. These areas include hallways, stairwells, lobbies, corridors, and communal entrances that are used by all residents and their visitors on a daily basis. Maintaining these spaces to a high standard is not only a matter of appearance but also a legal obligation typically set out in the lease, which requires the freeholder or managing agent to keep communal parts in good repair and condition.
The scope of communal decorations is broad. Works typically include painting of walls, ceilings, doors, door frames, skirting boards, and handrails; wallpapering where specified; repair or replacement of communal flooring such as carpet, vinyl, or tiles; and maintenance of lighting fixtures within shared areas. Depending on the building, the programme may also cover decoration of communal kitchens, laundry rooms, bin stores, or other shared facilities.
It is important to understand how internal decorations differ from external decorations. While external decorations address the building's facade, windows, and exterior surfaces, internal communal works focus exclusively on shared spaces within the building. Both programmes are essential components of a comprehensive planned maintenance strategy, but they are planned, budgeted, and tendered separately. A professional managing agent will maintain distinct cyclical programmes for each, ensuring that neither is neglected.
The lease will typically impose an obligation on the freeholder to maintain and decorate the communal areas, with the cost recovered from leaseholders through the service charge. Leaseholders should review their lease to understand the specific obligations relating to internal decorations, the frequency of redecoration, and the basis on which costs are apportioned. Where the lease is silent on frequency, the managing agent should follow industry best practice and the RICS Service Charge Residential Management Code.
Planning a Redecoration Programme
A well-managed internal decorations programme follows a structured cyclical approach. Typical redecoration cycles for communal areas in a block of flats run every five to seven years, although the precise timing depends on factors such as the volume of foot traffic, the quality of existing finishes, environmental conditions within the building, and the terms of the lease. Buildings with high resident turnover or heavy daily use may require a shorter cycle, while well-maintained blocks with durable finishes may extend beyond seven years.
The process begins with a detailed condition survey of all internal communal areas. The managing agent or an independent surveyor will inspect every floor, stairwell, lobby, and corridor, recording the condition of painted surfaces, wallcoverings, flooring, doors, frames, and communal fittings. This survey forms the basis of the specification, which sets out the preparation methods, paint systems, and finishes required for each area. Good specification is critical to achieving a durable and attractive result.
Colour schemes are an important consideration and should be agreed before works commence. Many managing agents will consult with residents on colour preferences, presenting a shortlist of appropriate options that balance aesthetics with practicality. Lighter colours can make communal corridors feel more spacious and welcoming, while more durable finishes such as satinwood on woodwork and scrubbable emulsion on walls are preferred in high-traffic areas to withstand daily wear. The managing agent coordinates the entire programme, from survey and specification through to contractor procurement, resident communication, and quality inspection, ensuring that the communal decorations are delivered professionally and within budget as part of the building's wider planned maintenance strategy.
Section 20 Consultation for Decoration Works
When the cost of internal decorations exceeds two hundred and fifty pounds per leaseholder, the freeholder or managing agent is legally required to follow the statutory Section 20 consultation process before works can proceed. This requirement, established under the Landlord and Tenant Act 1985, is designed to protect leaseholders by ensuring they are informed about proposed qualifying works, have the opportunity to make written observations, and can nominate contractors they wish to be considered for the project.
The Section 20 consultation for communal decorations follows a three-stage process. In the first stage, the managing agent issues a Notice of Intention describing the proposed works and inviting leaseholders to make observations and nominate contractors. After a thirty-day consultation period, the agent obtains competitive quotes from at least two contractors, including any nominated by leaseholders. In the second stage, a Statement of Estimates is issued summarising the tenders received, and leaseholders have a further thirty days to make observations. Finally, the agent selects a contractor, taking leaseholder observations into account, and issues a Notice of Reasons if the chosen contractor was not the cheapest.
Failure to carry out a proper Section 20 consultation has serious consequences. Without proper consultation, the maximum amount recoverable from each leaseholder is limited to two hundred and fifty pounds, regardless of the actual cost of the works. This can leave the freeholder or management company significantly out of pocket. A professional managing agent will manage the entire consultation process meticulously, maintaining a clear paper trail and ensuring all statutory timescales are met. For a detailed explanation of the consultation process, see our Section 20 guide.
Costs and Service Charge Implications
The cost of communal decorations is funded through the service charge, with each leaseholder contributing according to the proportion set out in their lease. Understanding how these costs are structured and planned is important for every leaseholder in a block of flats. A well-managed managing agent will plan decoration expenditure carefully to avoid sudden large demands on residents.
Many buildings maintain a sinking fund or reserve fund to which leaseholders contribute annually, specifically to cover the cost of cyclical and major works. By collecting regular contributions over the decoration cycle, the managing agent can build a reserve that is sufficient to fund the programme when it falls due. For example, if an internal decoration programme is estimated at twenty thousand pounds and the cycle is six years, annual sinking fund contributions of approximately three thousand three hundred pounds can be collected so that funds are available when the work is needed. This approach is recommended by the RICS Service Charge Residential Management Code and represents best practice in service charge budgeting.
Typical cost ranges for internal decorations in a block of flats vary widely depending on the factors above. A small block with simple communal areas may cost five thousand to ten thousand pounds, while a larger building with multiple stairwells, extensive corridors, and high-specification finishes could cost thirty thousand pounds or more. The managing agent should provide a detailed breakdown of estimated costs at the Section 20 consultation stage so that leaseholders can see exactly how the budget has been calculated and challenge any element they consider unreasonable.
Choosing Contractors and Managing Quality
Selecting the right contractor is critical to delivering communal decorations to specification, on time, and within budget. The managing agent should prepare a clear and detailed specification of works that sets out the scope, preparation methods, paint systems, number of coats, and finishes required for every surface. This specification forms the basis for competitive tendering and ensures that all contractors are quoting on a like-for-like basis.
Competitive tendering is a cornerstone of good block management practice and is a formal requirement of the Section 20 consultation process. The managing agent should obtain tenders from at least three vetted and approved decorating contractors, evaluate them on quality, methodology, programme, and price, and present clear recommendations to leaseholders and directors. All contractors should be fully insured, hold relevant trade accreditations, and have a demonstrable track record of delivering internal decorations to residential blocks.
During the works, the managing agent should carry out regular site inspections to ensure the contractor is following the agreed specification and achieving the required standard. Supervision is particularly important for communal areas in occupied buildings, where works must be coordinated around residents' daily routines. The agent should manage resident communications, providing advance notice of works on each floor, guidance on access during decorating, and regular progress updates.
Upon completion, a thorough snagging inspection should be carried out to identify any defects or areas where the finish does not meet the specification. The contractor should be required to rectify all snagging items within an agreed timescale, and a retention sum should be held from the final payment until all defects have been resolved. Warranty periods of twelve months from practical completion are standard practice and provide additional protection for leaseholders. A well-managed programme of communal decorations ensures that the communal areas of the building are maintained to a high standard, enhancing the living environment for all residents and protecting property values across the block of flats. For more on building maintenance and planned maintenance, see our dedicated guides.
Frequently Asked Questions About Internal Communal Decorations
How often should communal areas be redecorated?
Communal areas in a block of flats should typically be redecorated every five to seven years, although the precise cycle depends on the level of foot traffic, the quality of previous finishes, and the terms of the lease. High-traffic areas such as ground floor lobbies and main stairwells may show signs of wear more quickly and require attention on a shorter cycle, while upper floor corridors with less traffic may remain in good condition for longer. The managing agent should carry out regular condition surveys to assess the state of internal communal decorations and recommend the appropriate timing for each area. A well-planned cyclical programme ensures that communal areas are always maintained to a good standard without unnecessary expenditure.
Do leaseholders have a say in decoration choices?
Leaseholders should be consulted on decoration choices as part of good block management practice, and the Section 20 consultation process provides a formal mechanism for leaseholders to make observations on proposed works. Many managing agents will circulate colour scheme options or hold a consultation meeting before finalising the specification for internal communal decorations. While the final decision on colour schemes and finishes typically rests with the freeholder or RTM directors, a professional managing agent will take leaseholder preferences into account where practical. Consultation helps to manage expectations and ensures that residents feel involved in decisions that affect the appearance of their building's communal areas.
Is communal redecoration covered by the service charge?
Yes, the cost of communal redecoration is funded through the service charge. Each leaseholder contributes to the cost according to the proportion set out in their lease. Many buildings also maintain a sinking fund or reserve fund to which leaseholders contribute annually, specifically to cover the cost of cyclical works such as internal decorations and external decorations. This approach spreads the cost over the decoration cycle and avoids sudden large demands when works fall due. Leaseholders have the right to request a summary of the service charge accounts and to challenge any charges they consider unreasonable at the First-tier Tribunal.
Does Section 20 apply to internal decorations?
Yes, the Section 20 consultation process applies to internal communal decorations where the cost of the works exceeds two hundred and fifty pounds per leaseholder. This statutory requirement under the Landlord and Tenant Act 1985 ensures that leaseholders are informed about proposed works, have the opportunity to make written observations, and can nominate contractors they wish to be considered. If the managing agent or freeholder fails to carry out a proper Section 20 consultation, the maximum amount recoverable from each leaseholder is limited to two hundred and fifty pounds regardless of the actual cost. A professional managing agent will manage the consultation process carefully to ensure full compliance and protect the ability to recover costs through the service charge.
Can the managing agent use the sinking fund for decorations?
Yes, a managing agent can use the sinking fund to pay for internal communal decorations provided the terms of the fund allow for this expenditure. Sinking funds and reserve funds are typically established to cover cyclical and major works, and internal decoration programmes fall squarely within this category. The lease and any trust deed or fund rules will set out the purposes for which the fund may be used. Where a healthy sinking fund is in place, the cost of communal decorations can be met from accumulated reserves without the need for a large one-off service charge demand. The managing agent should provide clear reporting on sinking fund balances and planned drawdowns so that leaseholders can see how their contributions are being used.
What if only some areas need redecorating?
Where only some communal areas require redecorating, a phased programme can be implemented to address the most worn or damaged areas first while deferring work to areas that remain in acceptable condition. This approach is cost-effective and avoids unnecessary expenditure on areas that do not yet require attention. The managing agent should carry out a condition survey of all internal communal areas to identify priority zones and develop a phased programme that balances cost management with the overall appearance of the building. Phased programmes are common in larger blocks of flats where different floors or wings experience different levels of wear. The specification and costing for each phase should be set out clearly so that leaseholders understand the planned sequence and associated service charge implications.
Need a Communal Decoration Programme for Your Block?
Whether you need a professionally managed internal decorations programme, want to understand how your communal decorations will be funded through the service charge, or are looking for a managing agent to deliver transparent, well-specified decorating works alongside external decorations for your block of flats, Block is here to help. From condition surveys and specification through to Section 20 consultation, contractor procurement, quality control, and defects management, we handle every stage of the process with professionalism and care.