Section 20 (Landlord and Tenant Act 1985): A Simple Guide to Roof Works for Leaseholders and Managing Agents

When a roof replacement or major repair is required on a block of flats, landlords and managing agents must follow the consultation rules set out under Section 20 - ensures that every leaseholder is informed, can comment on the plans, and only pays for works that are transparent, necessary and fair.

At Premier Roofing & Construction Limited, we help landlords, councils and managing agents navigate Section 20 from start to finish, providing the surveys, reports and compliant roofing works needed to keep projects on track.

What Is Section 20?

Section 20 is the legal consultation process landlords must follow before carrying out major works or long-term maintenance that leaseholders help fund. It comes from the Landlord and Tenant Act 1985 and protects both parties: leaseholders get visibility over scope and costs, while landlords avoid disputes and can lawfully recover charges.Skipping this process can lead to legal challenges or unrecoverable costs.

When Does Section 20 Apply?

Section 20 applies when each leaseholder’s share of a project exceeds £250, or when a maintenance contract runs longer than 12 months and costs over £100 per year per leaseholder.In roofing, that almost always includes full or partial replacements, lead or copper restorations, balcony waterproofing, or insulation upgrades.Even mid-sized roof refurbishments with scaffolding typically meet the threshold.

Why It Exists

Section 20 exists to make major works fair and transparent. Leaseholders get a say before costs are finalised, while landlords gain a structured framework to justify and recover spending. The process prevents surprise bills and ensures quality contractors are chosen through competition and consultation.

The Three Stages of Section 20

1️⃣ Notice of Intention – inform and invite feedback Leaseholders receive notice of the planned works and may comment or nominate contractors. We often provides detailed roof surveys at this stage, giving landlords evidence to support the need for works.

2️⃣ Notice of Estimates – share quotes and compare options At least two tenders (including any nominated contractors) are circulated for review. Our quotations are transparent - clearly defining systems, warranties, and timelines - helping agents demonstrate best value.

3️⃣ Notice of Award – confirm the chosen contractor The final notice names the successful contractor and explains the selection. Once issued, works can proceed and costs can be formally recovered through the service charge.

Why Roof Projects Usually Trigger Section 20

Roofing works are high-value by nature, so most block refurbishments require consultation. Scaffolding, access, specialist materials and fire-safe systems all push costs above the threshold. Our early-stage surveys help landlords set realistic budgets, define scope precisely and avoid objections during consultation.

How PRC Supports Section 20 Projects

We provides everything required for a smooth, compliant consultation and delivery - including clear communication with residents throughout the process.

Our services include:

• Roof Condition Surveys – detailed photographic inspections, moisture testing, and repair recommendations.

• Technical Specifications – manufacturer-approved scopes that define system type, access methods, and warranties.

• Transparent Quotations – clear, itemised pricing to simplify the Notice of Estimates stage.

• Full Accreditations – CHAS, Constructionline and ISO compliance for confidence during consultation.

• Dedicated Resident Liaison Officer (RLO) – to manage tenant communication, coordinate access, and ensure minimal disruption during works.

• Professional Delivery – experienced teams who understand council, housing association, and private block requirements.

Every Section 20 project runs efficiently from survey to completion - keeping residents informed, landlords compliant, and buildings protected for years to come. How Leaseholders Benefit

A proper Section 20 process protects leaseholders and their investment.They see verified quotes, know why work is needed, and gain assurance that approved contractors are qualified and insured.The result is a safer, longer-lasting building with costs shared fairly across all owners.

Common Mistakes to Avoid

Skipping or rushing the consultation can lead to costly disputes. Typical pitfalls include:

• Launching works before surveys confirm necessity.

• Issuing vague specifications that invite pricing gaps.

• Poor communication causing mistrust.

• Selecting on price alone, ignoring warranties or system quality.

PRC helps avoid these errors with clear documentation, photos, and updates that keep both landlords and leaseholders informed.

When Section 20 Isn’t Needed

Minor maintenance below £250 per leaseholder usually falls outside Section 20. Examples include clearing gutters or patch-repairing small roof sections. If investigations later show the roof needs full replacement, the landlord must start the Section 20 process before major works continue.

Start with a Pre-Section 20 Roof Survey

The first step in any successful consultation is an independent roof survey. It defines scope, confirms urgency and provides the technical evidence required for the Notice of Intention.

Our team delivers detailed reports with photos, core samples and budget forecasts, giving managing agents a clear foundation for their Section 20 documentation.

We work across London, Essex, Kent and East Sussex, supporting landlords and housing providers with reliable, compliant roofing solutions.

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