Major Works & Section 20: What Every Westminster Leaseholder Needs to Know

If you’re a leaseholder in Westminster—whether you live in your flat in Pimlico, rent it out in Maida Vale, or manage a portfolio in Marylebone—you may receive a Section 20 notice from your freeholder or managing agent. This notice signals that major works are planned for your building, and that you’ll be expected to contribute to the cost.

At Intra-Capital Estates, we work closely with leaseholders across Westminster’s diverse wards—from Victoria, to Covent Garden to Paddington—to ensure they’re informed, empowered, and supported throughout the process.

What Is a Section 20 Notice?

Under Section 20 of the Landlord and Tenant Act 1985, Westminster City Council and other freeholders must consult leaseholders before carrying out major works that will cost any one leaseholder more than £250.

These works might include:
– Roof or window replacements
– External redecoration
– Lift upgrades
– Fire safety and cladding works

The consultation process ensures transparency, value for money, and leaseholder input.

The Three-Stage Consultation Process (Westminster Council Model)

1. Notice of Intention
   You’ll receive a letter outlining the proposed works and inviting your comments. You can also nominate a contractor.

2. Notification of Estimates
   You’ll be sent at least two estimates (including one from a nominated contractor, if applicable) and invited to comment again.

3. Notification of Award of Contract
   Once a contractor is chosen, you’ll be informed of the decision and the reasons behind it.

Each stage includes a minimum 30-day consultation period. In Westminster, this process is often aligned with the Council’s annual major works programme.

Your Rights as a Leaseholder in Westminster

– Challenge the necessity or scope of the works if they seem excessive or unjustified.
– Nominate contractors to ensure competitive pricing.
– Apply to the First-tier Tribunal if the consultation process hasn’t been properly followed or the costs are unreasonable.

If the consultation is not carried out correctly, the freeholder may be limited to recovering only £250 per leaseholder—regardless of the actual cost.

Your Responsibilities

– Engage with the process: Submit observations and ask questions.
– Review your lease: Understand your obligations and how costs are apportioned.
– Plan financially: Westminster Council offers payment plans and hardship support for major works.

For Landlords: Keeping Tenants Informed and Comfortable

If you’re a landlord in Little Venice or Lancaster Gate, major works can be disruptive for tenants. Here’s how to manage it:

– Communicate early: Let tenants know what’s happening, when, and why.
– Set expectations: Be honest about noise, access issues, or temporary inconveniences.
– Be responsive: Encourage tenants to report issues and respond promptly.
– Coordinate with your managing agent: We’ll help mediate concerns and ensure your tenants feel supported.

Tenant Rights During Major Works

While tenants aren’t directly consulted under Section 20, they still have rights:
– Right to quiet enjoyment: Tenants must not be subjected to unnecessary disruption.
– Notice of access: At least 24 hours’ notice is required before entry.
– Health and safety: The property must remain safe and habitable.
– Rent reductions: May apply if the works significantly impact living conditions.
– Communication: Tenants should be kept informed throughout.

Final Thoughts from Intra-Capital Estates

Whether you’re a leaseholder in Regent’s Park, a landlord in Harrow Road, or a resident in Vincent Square, Section 20 consultations are a vital part of maintaining Westminster’s housing stock.

We’re here to help you navigate every step—from understanding the notice to managing costs and communication.

Need help with a Section 20 notice in Westminster?

Call us or drop us a line—we’re here to support you – 0207 183 6676.