Major works and long-term agreements in England and Wales

The contract total is not the Section 20 test.

The trigger depends on the kind of arrangement and the contribution required from each leaseholder. Classification comes before arithmetic.

View the supporting illustration

Building evidence relevant to this guide

Start here

Work out which route you are on.

Possible qualifying works

Consultation may be required where one tenant's relevant contribution is more than £250. Use the share required under the lease, not an assumed equal split.

Possible long-term agreement

An agreement is generally within the long-term route if its term is more than 12 months. The contribution threshold is more than £100 in an accounting period for any tenant.

Schedule and exceptions

The required notices depend on the arrangement. Exclusions, earlier consultation, public procurement circumstances and In plain EnglishPermission from the relevant property tribunal to dispense with some or all consultation requirements. It is not automatic and depends on the application and evidence.Private landlords, RMCs and agents: read the LEASE consultation guide Leaseholders with a local authority or other public-sector landlord: read the LEASE response guide can alter the route.

Work through it

Before anyone commits the building.

01
Name the arrangement
Is this work, a service contract, an agreement already in place or work being carried out under that agreement?
02
Read the leases
Calculate the largest relevant contribution using the actual In plain EnglishThe method used to divide a building cost between flats. Look for the percentage, fraction or other method in the lease.Open the plain-English glossary and the expected amount, including VAT where applicable.
03
Choose the schedule
Identify the consultation schedule before issuing a notice. Do not treat one generic template as suitable for every route.
04
Keep the record
Retain notices, observations, responses, estimates, reasons for selection and any application for dispensation.

Put the consultation into the programme

Two 30-day observation periods may control the timetable.

The applicable route and notices depend on the work and the landlord. For the usual qualifying-works route, the notice of intention gives leaseholders 30 days to make observations and, where the route allows, nominate a contractor. After estimates are obtained, the statement of estimates normally gives a further 30 days for observations.

Stage 1

Notice of intention

Allow the full 30-day observation period. Record receipt, observations and any contractor nomination.

Stage 2

Statement of estimates

Allow the further 30-day observation period. Record the estimates, responses and the landlord's reply.

Stage 3

Notice of reasons, when required

If the chosen contractor is not the lowest estimate or a nominated contractor, check whether a notice explaining the award is required.

Take the next step in LEASE-iQ®

What does this lease say about the works and each flat's share?

Use this before a In plain EnglishThe common name for consultation rules that can apply to certain building works and long-term agreements.Open the legislation consultation or major-works decision.

Copy questions for this issue

Questions to paste into LEASE-iQ

I have uploaded the signed lease. The proposed works are: [describe the works, expected cost, timing and affected parts]. Please analyse the lease route before the building commits to the work or consultation process.

Please:
1. Identify who must repair or maintain each affected part and who has authority to commission the work.
2. Quote the clauses and pages that define the relevant parts, repairing duties, service-charge categories and apportionment.
3. Explain how this lease calculates this leaseholder's contribution. Do not assume an equal split.
4. Identify any lease requirements for estimates, consultation, notices, reserve funds, accounts or certification.
5. Separate what the lease says from the current consultation rules. Link to the official source and explain which facts affect whether consultation is required.
6. Identify any missing headlease, deed, plan, specification, estimate or ownership fact that could change the answer.
7. Give the strongest reasonable challenge to the proposed route, then list the next checks before a notice is issued or a contract is signed.

Keep checking: Classification, thresholds and consultation schedules can be fact-sensitive. The prompt is a first-pass source check, not a consultation verdict.

Open the sources

Check the route before the contract is committed.

The figures are statutory prompts, not a complete Section 20 decision. England uses the 2003 consultation regulations; Wales uses separate 2004 regulations. Check the applicable schedule, exceptions and any tribunal dispensation for the building and contract.

LegislationLandlord and Tenant Act 1985, section 20

Limits where consultation requirements apply

LegislationLandlord and Tenant Act 1985, section 20ZA

Supplementary rules and tribunal dispensation

LegislationEngland: 2003 Consultation Regulations

Thresholds and consultation schedules

LegislationWales: 2004 Consultation Regulations

Welsh thresholds and consultation schedules

Independent guidanceLeasehold Advisory Service

Current independent Section 20 guidance

Prepared by Adam Street, founder of building trust. Consultation guidance and jurisdiction reviewed 9 October 2026. Legislation links are the controlling sources. Guidance helps explain the route but does not replace the statute or the lease.

Practical tool

Use the budget and consultation prompt

Build the annual number and flag contributions that need a closer consultation check.

Open the tool