What you get.
If works will cost any one leaseholder more than £250, the landlord or management company must consult every leaseholder first, in three stages. Miss a stage and the most you can recover is £250 a flat. It is not difficult. It has to be done in order and on time.
- 1The £250 test. Whether these works need consulting on, and the traps: unequal shares, splitting jobs, long contracts, emergencies.
- 2Your timetable. Each date from today, with five days added to every thirty for the post.
- 3The notice of intention. Stage one, drafted with your works, your reasons and your address for replies.
- 4The statement of estimates. Stage two, ready for the figures once the quotes are in.
- 5The notice of reasons. Stage three, for when the contract does not go to the cheapest or a nominated contractor.
- 6Worksheets. Who was sent what and when, and every observation with your answer. This is your evidence if it is ever challenged.
Why it is free.
We are an Essex firm, and a consultation done properly saves a building from a tribunal. Use the pack whoever manages you. If you want the works run for you, that is part of what we do.
Where we stop.
The pack is general information and a first draft of your notices. The notices carry what the regulations require, in our wording: there is no official form. It is not legal advice, and we have not read your leases. For works that are large, urgent or already disputed, see a solicitor or surveyor who does leasehold work before the first notice goes out.
It is on its way.
Check your inbox, and your junk folder if it is not there in a few minutes. It comes from info@essexblockmanagement.co.uk with the PDF attached.
Our free section 20 pack tells you whether your works need consultation (any leaseholder paying over £250), sets out the timetable with the dates from today, and drafts the notices in the right order. Miss a stage and the most that can usually be recovered is £250 a flat.
Questions
What notices are needed for section 20 major works?
Usually a notice of intention, then a statement of estimates, each with at least 30 days for comments, and a notice of reasons within 21 days of placing the contract if you do not choose the lowest estimate or a leaseholder's nominee.
What if the works are urgent?
The landlord can apply to the First-tier Tribunal to dispense with some or all of the consultation. It is decided case by case, so apply early and keep leaseholders informed.