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Section 20 (Landlord and Tenant Act 1985): A Simple Guide to Roof Works for Leaseholders and Managing Agents
Updated: Sep 11
When major roofing works are required on a block of flats, landlords and managing agents may need to follow the consultation requirements set out under Section 20 of the Landlord and Tenant Act 1985.
The process gives leaseholders an opportunity to understand and comment on proposed works before costs are recovered through service charges.
Premier Roofing & Construction Limited supports landlords, councils, housing providers and managing agents by providing clear roofing scopes, transparent quotations and compliant commercial roofing works for residential blocks across London, Essex, Kent and the South East.
What Is Section 20?
Section 20 is the consultation process landlords normally follow before carrying out qualifying major works or entering into certain long-term agreements where leaseholders contribute through their service charges.
For major works, consultation is generally required when any individual leaseholder’s contribution will exceed £250. A separate threshold applies to qualifying long-term agreements lasting more than 12 months where a leaseholder’s contribution exceeds £100 in a year.
The process gives leaseholders visibility over the proposed work and estimated costs. It also helps landlords demonstrate that the works are necessary, appropriately specified and reasonably priced.
Landlords and managing agents should obtain appropriate legal or leasehold advice about the consultation procedure applicable to their particular project.
When Does Section 20 Apply to Roofing Work?
Roof replacement and refurbishment projects on blocks of flats frequently exceed the Section 20 threshold.
Qualifying roofing works may include:
Complete or partial flat roof refurbishment
Insulation and thermal-performance upgrades
Replacement drainage outlets and associated detailing
Scaffolding and specialist access arrangements
Repairs to roof decks, substrates and surrounding building fabric
Even a relatively contained roofing project can exceed the threshold once access, scaffolding, insulation, drainage and associated repairs are included.
Why the Consultation Process Matters
Section 20 helps make major works more transparent. Leaseholders are given information about the proposed project and an opportunity to submit observations, while landlords gain a structured process for consulting on work that will be funded through service charges.
For roofing projects, a clearly defined scope is especially important. Two contractors may appear to be pricing the same roof while allowing for completely different systems, insulation, access arrangements, preparation work, warranties or associated repairs.
A detailed roofing specification and transparent quotation make it easier to compare tenders fairly and explain why a particular solution has been recommended.
The Main Stages of Section 20 Consultation
The precise procedure can depend on the type of contract, procurement route and whether public notice is required. However, a major-works consultation will commonly include the following stages.
Notice of Intention
Leaseholders are informed about the proposed works and the reasons they are considered necessary. They are normally given an opportunity to submit observations and, in some circumstances, nominate a contractor.
At this stage, supporting information may include photographs, condition information and an outline of the proposed roofing works.
Where the roof’s condition or construction is uncertain, a commercial roof survey or further investigation may be needed to establish an appropriate scope.
Obtaining and Consulting on Estimates
Contractors are invited to price the proposed works. Quotations should clearly identify what has been included, the roofing system proposed, access requirements, associated works, programme and warranty provisions.
PRC provides detailed roofing quotations designed to help clients understand the proposed system and compare the scope with other tenders.
Contractor Selection and Award
Once the consultation requirements have been completed, the landlord or managing agent can select a contractor and progress towards delivery. Depending on the circumstances, further notification or reasons for the selection may need to be provided to leaseholders.
The chosen roofing contractor must then deliver the agreed scope safely, maintain communication and minimise disruption to residents.
Why Roofing Quotations Can Vary
Roofing tenders can vary considerably even when contractors have been given the same general description of the work.
Differences can arise from:
The waterproofing system and manufacturer proposed
Whether the existing roof is overlaid or completely removed
The extent of deck and substrate repairs allowed for
Insulation thickness and thermal requirements
Drainage improvements
Scaffolding and access arrangements
Asbestos or other hazardous materials
Fire-safety requirements
Resident protection and temporary access
Manufacturer inspections and warranties
A low quotation may not represent better value if important elements have been excluded or treated as additional costs.
Clear tender information allows landlords and managing agents to compare the full scope, rather than selecting a contractor solely on the headline price.
How PRC Supports Section 20 Roofing Projects
PRC supports the technical, pricing and delivery aspects of major roofing projects. The formal Section 20 consultation remains the responsibility of the landlord, freeholder or managing agent and their professional advisers.
Our support can include:
Site visits and review of the proposed roofing scope
Clear, itemised quotations
Manufacturer-approved roofing systems
Alternative repair, overlay or refurbishment options where appropriate
Details of proposed warranties and guarantees
Programme and access considerations
Scaffolding and associated works
Resident liaison during occupied projects
Photographic progress records
Health and safety documentation
Manufacturer inspections and system sign-off
We work with established roofing manufacturers and install systems suited to residential blocks, public-sector buildings and complex occupied sites.
Managing Works on Occupied Buildings
Many Section 20 roofing projects take place while residents remain in their homes. This requires more than competent installation.
Access routes must remain safe, weather protection must be carefully planned and residents need clear information about noise, scaffolding, deliveries and temporary restrictions.
Our work at Stamford Hill Estate involved installing approximately 1,500m² of Bauder warm roofing across six occupied residential buildings. Residents remained safely in place throughout the programme.
At Gateway Housing Association, we refurbished communal walkways and roof areas while residents remained in occupation, using rapid-curing systems to reduce disruption.
These projects demonstrate the importance of planning roofing work around the needs of both the building and its occupants.
How Leaseholders Benefit
A properly managed consultation gives leaseholders a clearer understanding of:
Why the roofing work is required
What is included in the proposed scope
How quotations have been obtained
Which roofing system will be installed
What warranties or guarantees are included
How the work will affect residents
How the finished project will protect the building
Clear information can reduce uncertainty and help leaseholders understand the long-term value of properly specified roofing work.
Common Problems to Avoid
Problems can arise when roofing scopes are vague or the consultation begins before sufficient technical information is available.
Common issues include:
Describing the project only as “roof replacement” without a detailed scope
Comparing quotations that include different systems or levels of work
Failing to account for scaffolding, drainage or associated repairs
Beginning qualifying works before completing the required consultation
Selecting solely on price without considering system life and warranty
Providing residents with insufficient information about disruption
Allowing provisional items to remain unexplained
Failing to plan for hidden deterioration beneath existing coverings
A clear specification, transparent quotation and realistic delivery plan can help prevent these issues.
When Section 20 May Not Be Required
Minor maintenance and repairs may fall below the consultation threshold. Examples could include clearing outlets, replacing isolated slipped tiles or completing a small localised repair.
However, the landlord must consider the anticipated contribution payable by each leaseholder and the nature of the proposed agreement.
If initial repairs reveal that substantial refurbishment or replacement is necessary, the position should be reviewed before further major works proceed.
Planning a Section 20 Roofing Project
The roofing scope should be established before contractors are asked to provide comparable tenders. This may require a site visit, review of existing reports, opening-up works, moisture testing or roof core samples, depending on the building and proposed system.
PRC provides quotations for commercial and multi-residential roofing projects, including flat, pitched, lead, balcony and walkway refurbishment.
If you are preparing a Section 20 roofing project or need a contractor to price an established scope, contact PRC to discuss the project and arrange a site visit.
We work throughout London, Essex, Kent and the South East, delivering roofing projects for managing agents, councils, housing providers and commercial property clients.
