Window Replacement for Blocks of Flats
Expert management of window replacement block of flats projects, from lease interpretation and Section 20 consultation through to procurement, planning compliance, and completion.
Who Is Responsible for Replacing Windows in a Block of Flats?
One of the most common questions we receive is who pays for replacement windows in a leasehold flat. The answer depends entirely on the terms of the lease and how the demise is defined. In the majority of leasehold buildings, external windows form part of the building structure and are retained by the freeholder. This means that replacing windows in a block of flats is the freeholder's responsibility, with the cost recovered from leaseholders through the service charge.
However, some leases demise the windows to individual leaseholders, making each flat owner responsible for their own windows. This distinction between internal and external demise is critical and frequently misunderstood. In certain developments, the lease splits responsibility: internal components such as handles, locks, and interior beads belong to the leaseholder, while the external frame and glazing remain the freeholder's obligation. Forum discussions regularly highlight the confusion this causes, with one Reddit thread describing a "£16,000 to replace two windows in London ground floor flat" being branded a 'red flag' by commenters who questioned whether the cost should have been shared across the building.
At Block, we begin every external window replacement project by carefully reviewing the lease to establish exactly where responsibility lies. Our freeholder and leaseholder rights team ensures that freeholder responsibilities windows obligations are correctly identified and that costs are apportioned fairly, protecting both the freeholder and every leaseholder in the building.
Section 20 Consultation for Major Window Works
When the cost of window replacement block of flats works exceeds £250 per leaseholder, the freeholder or managing agent must carry out a full Section 20 consultation before the work can proceed. This statutory process, established under the Landlord and Tenant Act 1985, gives leaseholders the right to be informed about the proposed works, to make observations, and to nominate contractors.
The section 20 process for external window replacement block of flats projects follows three stages: a notice of intention giving leaseholders 30 days to respond and nominate contractors, a notification of estimates with a further 30-day observation period, and a notification of award if the lowest or leaseholder-nominated contractor is not selected. Failure to complete the consultation correctly limits the amount recoverable from each leaseholder to £250, regardless of the actual cost.
MSE Forum users frequently ask "who is responsible for replacing windows in a leasehold flat?" and whether the service charge demand they have received is legitimate. In almost every case, the answer depends on whether a proper Section 20 consultation was carried out and whether the costs are reasonable.
Our Section 20 consultation team has managed over 80 major works consultations without a successful tribunal challenge. We ensure every procedural requirement is met so that the full cost of replacing windows in a block of flats can be properly recovered through the service charge.
Planning Permission and Building Regulations
Window replacement building regulations compliance is mandatory for all replacement window installations, regardless of whether planning permission is required. Under Part L of the Building Regulations, replacement windows must meet minimum thermal performance standards, with installers required to be registered under the FENSA or CERTASS competent person scheme or to obtain local authority building control sign-off.
Replacement windows flats planning permission is not normally required, as window replacement in a block of flats typically falls under permitted development. However, planning permission is needed if the building is listed, located in a conservation area where the appearance of the windows will change, or subject to an Article 4 direction. In these cases, the local planning authority must approve the window design, materials, and finish before work begins. For listed buildings, Listed Building Consent is a separate legal requirement and must be obtained in addition to any planning permission.
Our building maintenance team handles all planning and regulatory requirements as part of the project, ensuring that every window replacement block of flats scheme is fully compliant. We liaise with local planning authorities, conservation officers, and building control on behalf of the freeholder and leaseholders, removing the burden from individual residents.
Window Systems and Cost Management
Choosing the right window system is one of the most important decisions in any external window replacement project. The three main options for blocks of flats are aluminium window replacement, UPVC, and timber, each with distinct advantages depending on the building type, aesthetic requirements, and budget.
Managing window replacement block of flats cost is a primary concern for leaseholders and freeholders alike. Whole-building replacement programmes offer significant savings compared to piecemeal replacement because scaffolding and access costs are incurred once, bulk purchasing reduces per-unit window prices, and a single mobilisation avoids repeated contractor set-up charges. For council house window replacement or housing association projects, similar economies of scale apply across estates.
We manage the full procurement process, obtaining competitive tenders from vetted contractors, evaluating specifications and pricing, and presenting clear recommendations to the freeholder and leaseholders. All costs are transparently managed through the service charge and, where a reserve fund is in place, contributions are planned years in advance to avoid sudden large demands on residents.
How We Manage Window Replacement Projects
At Block, our approach to replacing windows in a block of flats is structured, transparent, and fully compliant with all statutory requirements. As part of our block management service, we handle every aspect of the project from initial survey to final sign-off.
Every project is managed in coordination with our Section 20 consultation and building maintenance teams to ensure a seamless process. Leaseholders are kept informed at every stage, from the initial notice of intention through to completion, and all costs are accounted for through the service charge with full transparency.
Frequently Asked Questions About Window Replacement
Who pays for replacement windows in a leasehold flat?
Who pays for replacement windows in a leasehold flat depends on the terms of the lease and whether the windows fall within the demise of the individual flat or are retained by the freeholder as part of the building structure. In most leases, external windows are the responsibility of the freeholder, with the cost of replacement recovered from leaseholders through the service charge. However, some leases demise the windows to the leaseholder, making the individual flat owner responsible for their own window replacement. It is essential to check your lease carefully, as the wording varies significantly between developments.
Who is responsible for windows in a block of flats?
Responsibility for windows in a block of flats is determined by the lease. In the majority of cases, external windows form part of the building structure and are therefore the freeholder's responsibility to maintain and replace. The cost is shared among leaseholders via the service charge. Where the lease demises the windows to individual leaseholders, each flat owner is responsible for their own windows. In some developments, the internal elements such as handles, locks, and interior glazing beads are the leaseholder's responsibility, while the external frame and glass remain the freeholder's obligation.
Can you replace windows in a flat?
Yes, you can replace windows in a flat, but you must follow the correct process. If the windows are the freeholder's responsibility, replacement must be arranged through the managing agent and may require a Section 20 consultation if the cost exceeds 250 pounds per leaseholder. If the windows are within your demise, you may be able to replace them yourself, but many leases require you to obtain the freeholder's prior written consent and to match the existing style and specification. You must also comply with building regulations, and planning permission may be required in conservation areas or for listed buildings.
Do I need planning permission to replace windows in a flat?
In most cases, replacing windows in a flat does not require planning permission, as window replacement is generally considered permitted development. However, planning permission is required if the property is in a conservation area and you are changing the appearance of the windows, if the building is listed, or if the property is subject to an Article 4 direction that removes permitted development rights. In these situations, you must apply to the local planning authority before any work begins. Regardless of planning requirements, all replacement windows must comply with current building regulations, particularly Part L (energy efficiency) and Part K (safety glazing).
Does the freeholder pay for rotten windows?
Whether the freeholder pays for rotten windows depends on the terms of the lease. If external windows are retained by the freeholder as part of the building structure, the freeholder has a duty to repair or replace them when they deteriorate. However, the cost is not borne by the freeholder alone. It is recovered from all leaseholders through the service charge, as window maintenance and replacement form part of the landlord's repairing obligations under the lease. If windows have been allowed to deteriorate through neglect, leaseholders may be able to challenge the freeholder's failure to maintain the property.
Is it cheaper to replace all windows at once?
Yes, it is generally cheaper to replace all windows in a block of flats at once rather than on a piecemeal basis. Bulk procurement allows the managing agent to negotiate significant discounts with window manufacturers and installers. Scaffolding and access costs, which can represent a substantial proportion of the total project cost, are incurred only once rather than multiple times. A whole-building programme also ensures a uniform appearance, consistent thermal performance across all flats, and simplified compliance with building regulations. The cost can be spread across all leaseholders through the service charge and planned through the reserve fund.
Need Help with Window Replacement for Your Block?
Whether you are planning an external window replacement programme, need guidance on who pays for replacement windows in a leasehold flat, or want help with Section 20 consultation for major window works, our team has the expertise to manage the entire process.