Resident-led buildings

Build an annual budget you can explain.

Add the real costs line by line, compare them with last year and check whether planned works or a long contract may need consultation.

Read the Section 20 guide All practical tools

A building and a money bag balanced across an annual budget — Balance the building plan with the money available.

About this budget

Name the building and the year.

Add last year’s budget if you want a comparison. Add the reserve balance if you want it shown alongside the annual plan.

Building, optionalBudget period, optionalNumber of unitsPrevious annual budget, optional£Current reserve balance, optional£

Annual budget

Build the number line by line.

Rename, recategorise or remove any line. Add the figures you actually know.

CategoryBudget lineAnnual amountRemove

Total annual budget£0

What the numbers show

See what changed and where the money is going.

The chart groups the figures you entered. Use the lease and supporting documents to check how costs should be shared and recovered.

Change from previous budgetNot enteredNo comparison

Current reserve balanceNot enteredCompare this with the planned works

Arithmetic per unitNot calculatedConfirm the lease shares first

I have checked the leases and confirmed that this budget can be divided equally for this arithmetic view.

Before committing to work or a contract

Could Section 20 consultation be needed?

Use the largest expected leaseholder contribution. Only divide costs equally if the leases actually require equal shares.

Some of this may be qualifying worksSome of this may be a qualifying long-term agreement

Tell us if the budget includes planned works or a contract lasting more than 12 months.

The legal route still depends on what is being procured, the agreement, the lease, any earlier consultation and whether an exemption or dispensation applies.

Share the budget

Take the figures into the board or agent conversation.

Copy the summary or download every budget line as a CSV file.

Building: not entered
Budget period: not entered
Total annual budget: £0
Previous budget: not entered
Current reserve balance: not entered
Per-unit figure not calculated because equal lease shares have not been confirmed.
Section 20: no planned-works or long-term-agreement check has been entered.

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 source

Consultation sources

Landlord and Tenant Act 1985, section 20 Limits where consultation requirements apply Landlord and Tenant Act 1985, section 20ZA Supplementary rules and dispensation 2003 Consultation Regulations Different schedules apply in different circumstances LEASE guidance Plain-English explanation of works and agreement routes

Sources checked 18 August 2026. This tool is for residential leasehold buildings in England. It is a planning prompt, not a consultation decision.