Major works and long-term agreements

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.

The building evidence belongs beside the document.

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 tribunal dispensation 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 apportionment 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.

Take the next step in LEASE-iQ

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

Use this before a Section 20 consultation or major-works decision.

Ready to copy

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 the lease position from the current statutory consultation rules. Link the official source and state which facts determine the route.
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. Whether work or an agreement is qualifying, which schedule applies and whether dispensation is available can be fact-sensitive.

LegislationLandlord and Tenant Act 1985, section 20

Limits where consultation requirements apply

LegislationLandlord and Tenant Act 1985, section 20ZA

Supplementary rules and tribunal dispensation

Legislation2003 Consultation Regulations

Thresholds and consultation schedules

Independent guidanceLeasehold Advisory Service

Current independent Section 20 guidance

Sources and current-law status checked 18 August 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

Work out which route you are on.

Possible qualifying works

Possible long-term agreement

Schedule and exceptions

Before anyone commits the building.

Name the arrangement

Read the leases

Choose the schedule

Keep the record

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

Check the route before the contract is committed.

Use the budget and consultation prompt

Related guides and tools.