Section 20, answered
Do works under GBP 250 per flat need a Section 20 consultation?
No - consultation for qualifying works is triggered only when any one leaseholder's contribution would exceed GBP 250 (including VAT). Below that, on cost alone, consultation is not required.
How many estimates does Section 20 require?
At least two estimates, at least one from a person wholly unconnected with the landlord, plus an estimate from a nominated contractor where leaseholders nominated one.
How long does a Section 20 consultation take?
At least two 30-day observation windows (Notice of Intention, then the Statement of Estimates), so roughly two months minimum before award, plus a 21-day Notice of Reasons after the contract where required.
Can leaseholders nominate a contractor?
Yes - the Notice of Intention must invite nominations, and the landlord must try to obtain an estimate from a nominee.
What is a qualifying long-term agreement (QLTA)?
An agreement for works or services lasting more than 12 months where any leaseholder's share exceeds GBP 100 in a year. It has its own consultation schedule before it is entered into.
What does dispensation mean?
The First-tier Tribunal (Property Chamber) can dispense with consultation for urgent works under s.20ZA. Only the Tribunal grants it; a tool can only document your application.
Does Section 20 apply to an RTM company?
Yes. A Right to Manage company serving as the manager must run the same consultation before qualifying works or agreements.
How do self-managed blocks run major works?
Check the threshold, serve the Notice of Intention, collect observations and nominations, obtain at least two estimates, serve the Statement of Estimates, then award - documenting reasons where the law requires.
When is a Notice of Reasons due?
Within 21 days of entering the contract, when the chosen estimate was neither the lowest nor from a nominated contractor.
Sources: Landlord and Tenant Act 1985 s.20/s.20ZA; SI 2003/1987. Try the threshold checker or start a tender.
Tender Watch provides information about statutory consultation content requirements and a transparent tender workflow - it is not legal advice, and it sells no placement and does not rank contractors. Serving notices remains the director's act.