Introduction
For anyone managing a residential block with leaseholders, the words ‘major works’ come with a legal companion: Section 20. Roof replacements and large-scale roof repairs almost always cross the threshold that triggers a formal consultation process – and getting that process wrong can mean a managing agent or freeholder is unable to recover the full cost from leaseholders.
At DL Jones Roofing Services, we work regularly with block management companies, property managers, and housing associations whose roofing projects fall under Section 20. This guide explains, in plain English, what Section 20 is, when it applies to roofing works, and how to keep your consultation on the right side of the rules. It is general guidance, not legal advice – always confirm specifics with your solicitor or a property law specialist.
What Is Section 20?
Section 20 of the Landlord and Tenant Act 1985 (as amended by the Commonhold and Leasehold Reform Act 2002) is a statutory consultation requirement. It exists to protect leaseholders from being landed with large, unexpected bills. Before a landlord or managing agent carries out ‘qualifying works’ that will cost any single leaseholder more than a set threshold, they must formally consult the leaseholders first.
The key threshold: if the works will cost any one leaseholder more than £250 (including their share via the service charge), the full Section 20 consultation process applies. Because roof replacements and major repairs are expensive and shared across a block, this threshold is almost always exceeded – even a modest flat roof renewal on a small block typically triggers it.
When Does Section 20 Apply to Roofing?
Section 20 is relevant to a wide range of roofing works on leaseholder blocks, including:
- Full roof replacements – pitched or flat, on any block where leaseholders contribute to the cost
- Major repairs – large membrane renewals, structural timber works, or extensive pitched roof repairs
- Long-term agreements – planned maintenance contracts longer than 12 months may trigger a separate consultation route
- Communal roof works – including gutter lining or drainage renewal across shared roof areas
One-Off Works vs Long-Term Agreements: Two Different Thresholds
Section 20 actually covers two distinct situations, each with its own threshold:
- Qualifying works – one-off projects such as a roof replacement. The trigger is any single leaseholder paying more than £250.
- Qualifying long-term agreements (QLTAs) – contracts lasting more than 12 months, such as a multi-year planned roof maintenance contract. Here the trigger is much lower: any single leaseholder paying more than £100 in any accounting year.
This catches out many block managers: a modest annual maintenance programme can still require consultation if the contract runs beyond a year and crosses the £100-per-leaseholder threshold. The QLTA consultation route differs slightly from the two-stage process for one-off works, so take advice before signing a multi-year agreement.
The Section 20 Consultation Process – Step by Step
For one-off major works, the consultation usually runs in two stages:
Stage 1 – Notice of Intention
You serve a Notice of Intention on all leaseholders, describing the works and why they are needed. Leaseholders have 30 days to respond and may nominate a contractor they would like you to obtain an estimate from. This is where a clear, well-evidenced roof survey and condition report is invaluable – it demonstrates that the works are genuinely necessary.
Stage 2 – Notice of Estimates
You obtain at least two estimates (one ideally from an unconnected contractor, plus any nominated by leaseholders) and share them via a Notice of Estimates. Leaseholders again have 30 days to comment. You must have regard to those observations before awarding the contract.
If you appoint the lowest estimate or a leaseholder-nominated contractor, you can generally proceed without serving a further notice. If you choose a more expensive option, you must explain your reasons in a final notice.
How Long Does Section 20 Take – and When Should You Start?
On paper, the two consultation stages add up to 60 days. In practice, allow considerably longer: notices must be drafted and correctly served on every leaseholder, estimates take time to obtain and compare, and observations must be properly considered.
From commissioning a condition survey to a contractor starting on site, three to four months is a realistic minimum – longer for larger blocks or where leaseholders raise objections.
That timescale matters because roofing is seasonal. Flat roof replacements are best programmed for drier months, and good contractors book up well in advance.
The practical sequence: commission your survey in autumn or winter, run the consultation over winter and spring, and award the contract for a spring or summer start. Where reserve funds exist, an up-to-date survey also supports forward budgeting, so major works are funded over several years rather than landing as one large demand.
What About Emergency Roof Repairs?
A genuine emergency – storm damage, or water entering occupied flats – cannot wait 60-plus days for a consultation. There are two legitimate routes:
- Make safe first, consult on the permanent works. Emergency works to stop water ingress can often be kept to a limited scope, with the full consultation then run properly for the permanent repair or replacement.
- Apply for dispensation. Where urgent works must exceed the threshold, the landlord can apply to the First-tier Tribunal for dispensation. Tribunals expect clear evidence that the works were genuinely urgent and reasonably priced – which is where dated photographic reports earn their keep.
DL Jones provides 24/7 emergency roof repairs across London and the South East, and every emergency attendance is documented with photographs and a written report – the evidence base managing agents need if dispensation is later required.
What Happens If You Get It Wrong?
If the consultation is not carried out correctly, the landlord’s ability to recover costs is capped at £250 per leaseholder – regardless of the actual cost of the works. On a roof replacement costing tens of thousands of pounds across a block, that shortfall is severe. It is possible to apply to the First-tier Tribunal for ‘dispensation’ from the consultation requirements, but that is a fallback, not a plan. Following the process properly from the outset is far safer.
How DL Jones Supports Section 20 Projects
We are experienced in delivering roofing works that sit within a Section 20 framework, and we structure our involvement to make your consultation easier to defend:
- Clear specifications and estimates that you can share directly with leaseholders
- Evidenced surveys with photographic condition reports demonstrating the necessity of works
- Transparent, itemised pricing with no hidden extras – known timber or structural repairs are scoped from the outset
- Resident-sensitive delivery with advance notice, managed access, and a single point of contact on site
We deliver this for blocks and estates across South London, Surrey, Kent, and the wider South East – working alongside managing agents and housing officers throughout the programme.
