Do you need to consult under Section 20?
Use the relevant cost and the actual lease apportionment where available. This checker compares contributions with the cited statutory amounts; the landlord or agent and their adviser must confirm the legal category, consultation route and notice requirements.
Section 20 thresholds and responsibilities
For England, qualifying works trigger consultation when any one leaseholder’s relevant contribution is more than £250. For a qualifying long-term agreement, the test is more than £100 for any one leaseholder in an accounting period. Such an agreement has a term of more than 12 months, subject to the statutory definition and exclusions. Check the highest actual contribution under the leases, including VAT where payable, rather than relying on the average for the block.
Thresholds effective from 31 October 2003; statutory sources checked 1 October 2026. This source check is separate from the page’s human review date.
Sources: qualifying works amount, agreement amount and accounting period, agreement definition and commencement.
Reform watch: Government has consulted on raising the thresholds and a draft Leasehold and Commonhold Reform Bill was published in January 2026. Government consultation; draft Bill. Check the current law before relying on a proposed change.
HCS does not prepare or serve statutory Section 20 notices. HCS provides the specification, tender information and consultation support the landlord or managing agent needs. The notices are issued by the landlord or agent, with their solicitor where required. HCS does not give legal advice.
Where HCS specifies, tenders or administers a Section 20 programme, HCS will not also tender as contractor.
Planning major works on a block?
Send the building address, proposed works and consultation stage to discuss the technical support needed.
Prefer to talk it through first? Call 020 7101 4590.
Common questions about Section 20
When is Section 20 consultation required?
For England, qualifying works have an amount test of more than £250 for any one leaseholder’s relevant contribution. A qualifying long-term agreement has an amount test of more than £100 for a leaseholder in an accounting period. The agreement definition concerns a term of more than 12 months, subject to statutory exclusions. Check the applicable procedure and the leases.
Does the threshold apply to the total bill or each leaseholder?
It applies to the relevant contribution, not the block’s total bill. The highest actual share matters. An equal-split calculation can understate the trigger if the leases allocate unequal shares. Include the relevant costs and VAT where payable.
Does HCS prepare the Section 20 notices?
HCS does not prepare or serve statutory Section 20 notices. HCS provides the specification, tender information and consultation support the landlord or managing agent needs. The notices are issued by the landlord or agent, with their solicitor where required. HCS does not give legal advice.
What happens if consultation was missed?
Recovery can be limited unless the First-tier Tribunal grants dispensation under section 20ZA. The tribunal considers the circumstances, including relevant prejudice to leaseholders, and can impose conditions. Urgency does not itself grant dispensation. Take legal advice before relying on a missed or incomplete consultation.