As a leaseholder, you have the right to be consulted if your landlord wants to carry out major works funded by your service charge.
The requirements for this consultation are set out in Section 20 of the Landlord and Tenant Act 1985 and come in 2 or sometimes 3 stages. The detailed procedures can be found in the regulations, Service Charges (Consultation Requirements) (England) Regulations 2003 (‘the Regulations’). Similar regulations have been enacted in Wales.
Stage 1: notice of intention
First, the landlord must tell you about the work they intend to do and the reasons for it and give you the option of a reasonable place and time to go over the details.
You must be given 30 days to make observations, and nominate a contractor that they should ask for an estimate.
Stage 2: notice of estimates
Next, they must give you details of two estimates they have obtained for the works. One estimate must be from a contractor with no connections to the landlord. Again, you have 30 days to make written observations.
Stage 3: notice of who won the contract
The landlord has to tell you who won the contract within 21 days of its award – unless a leaseholder nominated the contractor or the contract is for the lowest tender.
The notice should explain why the landlord chose that contractor and give a summary of the leaseholders’ comments about the estimates, and give you a reasonable place to inspect them.
More information you might find useful:
- Section 20 Consultation for Private Landlords, Resident Management Companies and their Agents: advice guide
- Section 20 Consultation for Council and other public sector landlords: advice guide
- More Frequently Asked Questions on Section 20 Consultation
Still not found the answer?
Contact LEASE to have your enquiry dealt with by one of our experienced advisers
