Major Works for Blocks of Flats
Expert management of major works projects from initial planning through Section 20 consultation to completion. Transparent procurement, cost control, and full compliance with leaseholder consultation requirements.
Major works are an inevitable part of maintaining any block of flats. Roofs need replacing, facades need redecorating, windows deteriorate, and building services reach the end of their useful life. The key to managing major works successfully is careful planning, transparent procurement, proper Section 20 consultation with leaseholders, and effective project management to ensure work is completed on time, to specification, and within budget.
At Block, we manage major works projects of all sizes, from targeted roof repairs and window replacement to comprehensive external redecoration programmes and fire safety remediation. We handle the entire process including the Section 20 consultation to ensure full legal compliance and protect leaseholder rights.
Our Major Works Management Process
Funding Major Works
One of the most important aspects of major works management is ensuring that adequate funds are available. We advocate for realistic sinking funds and reserve funds that build up gradually over time, so that when major works are needed, the financial impact on leaseholders is manageable rather than a sudden, unexpected bill.
Where major works costs exceed the available reserve, we can arrange for leaseholders to pay in instalments where the lease allows, or advise on other funding options. Transparency about costs is central to our approach, and every leaseholder receives clear information about what the works will cost, why they are needed, and how the cost has been determined.
Frequently Asked Questions About Major Works
What is classed as major building works?
Major works in the context of block management refers to significant building projects that exceed the day-to-day maintenance budget and require formal consultation with leaseholders under Section 20 of the Landlord and Tenant Act 1985. Common examples include roof replacement or repair, external redecoration programmes, window replacement, structural repairs, lift replacement, communal heating system renewal, and fire safety remediation. Any works where the cost to any individual leaseholder will exceed 250 pounds require Section 20 consultation.
What is a Section 20 notice for major works?
A Section 20 notice is a formal consultation document that must be served on leaseholders before qualifying major works can proceed. The consultation follows a three-stage process: first, a notice of intention describing the proposed works and inviting observations; second, a statement of estimates with at least two contractor quotations including one nominated by leaseholders if requested; and third, a notice of the landlord's response to observations received. Failure to follow this process correctly can limit the amount recoverable from each leaseholder to 250 pounds.
Can I refuse to pay for major works as a leaseholder?
Leaseholders cannot simply refuse to pay for major works if the works are provided for under the lease and the Section 20 consultation process has been correctly followed. However, leaseholders have important rights: they can challenge the reasonableness of the cost at the First-tier Tribunal, they can participate in the Section 20 consultation by making observations and nominating contractors, and they can request to pay in instalments. If the Section 20 process was not followed correctly, the leaseholder's liability may be capped at 250 pounds per qualifying work.
How long does Section 20 consultation take?
A full Section 20 consultation typically takes between three and six months from the initial notice of intention to the point where works can commence. Each stage of the consultation has a minimum 30-day observation period that must be respected. The timeline can be extended if leaseholders nominate a contractor for inclusion in the tender, if additional specialist surveys are required, or if a large number of observations need to be considered and responded to. Rushing the process risks invalidating the consultation.
Who pays for roof repairs in a block of flats?
In most blocks of flats, the cost of roof repairs is the responsibility of the freeholder but is recovered from leaseholders through the service charge. The lease sets out the freeholder's repairing obligations and the leaseholders' obligation to contribute through the service charge. If the roof repair constitutes qualifying works exceeding the Section 20 threshold, the freeholder or managing agent must carry out the full consultation process before proceeding. The cost is typically apportioned across all leaseholders according to the percentages specified in their leases.
Planning Major Works for Your Block?
Contact us for expert guidance on planning, consulting, and delivering major works projects.