Major Works in Blocks of Flats: A Leaseholder Guide
A comprehensive guide to major works in a block of flats for leaseholders in England and Wales. Understand what counts as major works, how the Section 20 major works consultation process protects your interests, your leaseholders rights major works entitlements, and how leasehold major works are funded through service charges and reserve funds.
What Are Major Works?
The major works definition in a leasehold context refers to large-scale repair, maintenance, or improvement projects carried out on a building that go beyond routine day-to-day upkeep. These are works where the cost to any individual leaseholder exceeds the statutory consultation threshold of two hundred and fifty pounds, triggering the formal Section 20 consultation process under the Landlord and Tenant Act 1985.
Understanding what counts as major works is essential for every leaseholder. The term covers a wide range of projects, and the scope of works will depend on the age, construction, and condition of your building. At Block, our major works service manages these projects from initial specification through to completion and final account.
Roof Replacement
Complete or partial replacement of flat or pitched roofs, including felt, tiles, leadwork, and associated insulation. Often the single largest major works project on a block.
Roof repair servicesExternal Decorations
Cyclical redecoration of the building exterior on a five to seven year programme, including preparation, repair of render and timber, and application of protective coatings.
External decoration servicesWindow Replacement
Replacement of communal or flat windows, including frames, glazing units, and ironmongery. Often combined with external decoration programmes for cost efficiency.
Window replacement servicesLift Replacement
Full lift replacement or modernisation, including the car, doors, motor, control systems, and shaft works. A significant capital project in buildings with passenger lifts.
Fire Safety Works
Upgrading fire doors, installing emergency lighting, compartmentation works, cladding remediation, and installing evacuation alert systems to meet current fire safety regulations.
Structural Repairs
Addressing subsidence, lintel failure, concrete spalling, or movement in the building structure. Typically identified through a structural engineer survey and specification.
The Section 20 Consultation Process for Major Works
The Section 20 major works consultation process is a statutory requirement designed to protect leaseholders from being charged for works they have not been consulted about. Under Section 20 of the Landlord and Tenant Act 1985, the freeholder or managing agent must follow a prescribed consultation procedure before carrying out qualifying works where the cost to any leaseholder exceeds two hundred and fifty pounds.
Failure to comply with the major works process limits the amount recoverable from each leaseholder to two hundred and fifty pounds, regardless of the actual cost of the works. This makes proper consultation essential for both the landlord and the leaseholders. For a detailed breakdown of the full procedure, visit our Section 20 guide.
The consultation involves three distinct stages, each with minimum timeframes and specific requirements that must be followed precisely.
Stage 1: Notice of Intention
The notice of intention for major works is served on all leaseholders, describing the proposed works and explaining why they are necessary. Leaseholders are given at least thirty days to make written observations and to nominate a contractor they would like to be invited to tender.
- Must describe the proposed works or provide a description of the works to be carried out
- Must state the reasons why the works are considered necessary
- Minimum thirty-day observation period for leaseholder responses
Stage 2: Notification of Estimates
After obtaining at least two estimates (including any from a leaseholder-nominated contractor), the landlord must provide a summary of the tenders received. Leaseholders are again given at least thirty days to inspect the full estimates and make observations.
- A minimum of two estimates must be obtained, including any nominated contractor
- Leaseholders must be able to inspect full estimates at a specified location
Stage 3: Notification of Award
If the chosen contractor is not the lowest bidder or was not nominated by a leaseholder, the landlord must issue a further notice within twenty-one days of entering the contract, explaining the reasons for the selection and providing a summary of any observations received.
- Must explain why the selected contractor was chosen over lower tenders
- Must summarise observations received and how they were considered
Your Rights as a Leaseholder During Major Works
The law gives leaseholders significant protections when it comes to leasehold major works. Understanding your leaseholders rights major works entitlements ensures you can hold your freeholder or managing agent to account and challenge costs that are not justified. For a full summary of all your entitlements, visit our leaseholder rights guide.
Right to Nominate Contractors
During Stage 1 of the Section 20 process, you have the right to nominate a contractor you would like to be invited to tender for the works. The landlord must obtain an estimate from any nominated contractor provided they are suitable and willing to carry out the work.
Right to Inspect Invoices
Under Section 22 of the Landlord and Tenant Act 1985, you have the right to request a summary of costs and to inspect invoices, receipts, and other documents supporting the major works charges included in your service charge.
Right to Challenge at Tribunal
If you believe the costs are unreasonable or the works were not carried out to a reasonable standard, you can apply to the First-tier Tribunal under Section 27A for a determination. Challenging major works charges at tribunal is a right available to every leaseholder.
The Cap on Costs
The leasehold major works cap limits the amount recoverable from each leaseholder to two hundred and fifty pounds per qualifying period if the Section 20 consultation process has not been properly followed. This is a powerful protection and gives the landlord a strong incentive to consult correctly.
These rights exist to ensure that the major works process is transparent and fair. If your managing agent or freeholder is not following the correct procedure, or if you have concerns about the scope or cost of proposed works, seek advice early. Our Section 20 consultation service ensures every stage is handled compliantly and with full leaseholder engagement.
How Major Works Are Funded
One of the most common concerns for leaseholders is how leasehold major works are paid for. Large-scale building projects can represent a significant financial commitment, and understanding the funding mechanisms available helps you plan ahead and avoid unexpected demands. The three principal methods of funding major works are through the service charge, a sinking fund or reserve fund, and payment plans.
Service Charge Demand
The most direct method is a one-off or phased demand through the service charge. The cost of the works is apportioned between leaseholders according to the terms of the lease, and each leaseholder receives a demand for their share. For large projects, interim demands may be raised as the works progress, with a final balancing demand issued once the project is complete and the final account has been agreed with the contractor.
Sinking Fund or Reserve Fund
A well-managed building will maintain a sinking fund or reserve fund specifically to accumulate money over time for anticipated major works. Regular annual contributions from each leaseholder build up a fund that can be drawn upon when works are needed, significantly reducing or eliminating the need for large one-off demands. This is widely regarded as best practice in block management and is something we recommend for every building we manage.
Payment Plans
Where the cost of major works creates a significant financial burden, some managing agents and freeholders offer payment plans that allow leaseholders to spread the cost over an extended period. At Block, we work with leaseholders to find practical solutions where the lease terms and circumstances permit, because we understand that an unexpected demand can cause real hardship.
Proactive financial planning is the key to managing major works costs effectively. Buildings with a healthy reserve fund are far better placed to carry out necessary works without placing undue financial pressure on individual leaseholders. Our approach to service charge management includes long-term planned maintenance programmes and reserve fund planning to ensure buildings are financially prepared for the works they will inevitably need.
Frequently Asked Questions About Major Works
What is classed as major building works?
Major building works in a block of flats are large-scale repair, maintenance, or improvement projects that go beyond routine day-to-day upkeep. Common examples include roof replacement or overhaul, external redecoration and rendering, window replacement programmes, lift installation or refurbishment, structural repairs, fire safety upgrade works, and replacement of communal heating or plumbing systems. The defining characteristic is that the cost per leaseholder exceeds the Section 20 consultation threshold of two hundred and fifty pounds, which triggers a formal consultation process before the works can proceed.
What counts as major works?
Major works are qualifying works under Section 20 of the Landlord and Tenant Act 1985 where the contribution from any single leaseholder exceeds two hundred and fifty pounds. This includes both planned cyclical maintenance such as external decorations carried out on a five to seven year cycle and reactive projects arising from building surveys or compliance requirements. Whether the project involves replacing a flat roof, upgrading fire doors, or installing new entry systems, it is the cost threshold rather than the type of work that determines whether it is classed as major works requiring formal consultation.
What is a notice of intention for major works?
A notice of intention is the first stage of the Section 20 consultation process. It is a formal written notice served on every leaseholder informing them that the landlord or managing agent proposes to carry out qualifying works on the building. The notice must describe the proposed works, explain why they are considered necessary, and invite leaseholders to make written observations within a period of not less than thirty days. Leaseholders also have the right to nominate a contractor they would like to be invited to tender for the works. The landlord must have regard to all observations received before proceeding to the next stage.
Who is responsible for a leak in a leasehold flat?
Responsibility for a leak in a leasehold flat depends on the source of the leak and the terms of the lease. Generally, the freeholder or managing agent is responsible for maintaining the structure and exterior of the building, including the roof, external walls, and shared drainage. If a leak originates from a structural element or communal pipework, the cost of repair falls within the service charge as a building maintenance or major works item. If the leak originates from within a neighbouring flat due to a failure of internal plumbing or fittings, the individual leaseholder of that flat is typically responsible. The lease defines the demise of each flat and the repairing obligations of each party.
Can neighbours complain about building work noise?
Yes, neighbours can raise concerns about noise from building works, and managing agents should take reasonable steps to minimise disruption. When major works are carried out on a block of flats, the appointed contractor should comply with local authority restrictions on working hours, typically limited to Monday to Friday daytime and Saturday mornings. The managing agent should notify all residents and neighbours in advance of the works, provide a programme with expected start and finish dates, and establish a point of contact for any complaints. While some noise is unavoidable during major works, good communication and professional site management significantly reduce the impact on residents.
How many floors to be considered a high-rise?
In England, a building is generally considered a high-rise if it is eighteen metres or more in height, or seven storeys or more. This classification is significant in the context of major works because high-rise buildings are subject to additional fire safety requirements under the Building Safety Act 2022 and the Fire Safety (England) Regulations 2022. These requirements can affect the scope and cost of major works, particularly relating to cladding remediation, fire door replacement, and the installation of evacuation alert systems. Leaseholders in high-rise buildings should be aware that fire safety major works may be subject to government-funded remediation schemes or the building safety levy, depending on the circumstances.
Expert Major Works Management You Can Rely On
Whether you need guidance on the Section 20 major works process, want to understand your leaseholder rights during major works in a block of flats, or are looking for a managing agent that delivers transparent and well-managed projects, Block is here to help. Our major works service covers every stage from specification to completion.