Section 20 Notice – What is this? Part 1

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  • Section 20 Notice – What is this? Part 1

pp Section 20 Notice is an intention for some major works for the building. This is the most contentious part of any management. Often it leads to lessees considering the additional charges for repairs.

It often leads to lessees considering whether it is worth considering a Right to Manage. Or to buy the freehold by way of an enfranchisement.

Leaseholders must pay various charges. The freeholder must consult before carrying out works. He must also consult before entering into a long-term agreement for services.

Why must they consult you?

Under the terms of your lease, you must pay towards the cost of services or any work to your home. This is a service charge. The contents of your lease will outline this. A Section 20 is a notice under the Landlord & Tenant Act 1985 which was amended by Section 151 on the Commonhold and Leasehold Reform Act in 2002.

The regulations separate the consultant procedures into four schedules each covering different types of contracts. The regulations will outline the format of notices. There are three main headings in relation to these regulations. These are qualifying works, qualifying long term agreements, and qualifying works under long term agreements.

What must they consult you about?

They must consult before doing any work as follows: –

Carry out any work that will cost each one leaseholder more than £250.00. This includes repairs, maintenance, and improvements to your building.

Enter a long-term agreement for more than 12 months. This relates to any outside contractor. It can be for work supplies or services that will cost each leaseholder.

Carry out a long-term agreement where the work will cost any one leaseholder more than £250.00.

There was a case in the High Court in 2012 of Phillips –v- others and Francis. This cast doubt on whether there is a cost threshold that freeholders need to consult on. This relating to qualifying works. This was qualified in October 2014 by the Court of Appeal which set out an approach i.e. Individual sets of qualifying works are applied for under Section 20 Consultations. This is reference to either time periods or service charge years.

They gave a guidance on what factors should be considered when qualifying works. For example: –

  1. Firstly, where the items of work are.
    2. Secondly, whether they are subject to the same contract
    3. Thirdly, whether they are to be done at more or less the same time or at different times
    4. Whether the items of the work are different in character from or have no connection with each other
    5. Whether all the works are subject to one contract
    6. Lastly, the way in which work is planned. Unless there are reasons for the way they are implemented are also of relevance.

What are qualifying long term agreements?

A long-term agreement is one that is entered into by the freeholder with an independent organisation. It is a minimum of 12 months. The freeholder must consult where the amount payable by any one contributing leaseholder. The agreement must be in respect of a payment exceeding £100.00. Where a property has unequal shares the freeholder must consult. He must consult all leaseholders if any one of them would have paid more than £100.00 per annum. There is a calculation for this.

If they do not consult you then the freeholder may not be able to recover more than £100.00 per leaseholder. This is in that accounting period for the cost under that agreement.

It is important that you understand what your rights are and at that point contact a solicitor.

What is a Section 20 Notice?

A section 20 Notice is to tell you that they intend to carry out work. They provide a service to the leaseholders that you must pay towards. They must serve a Section 20 on any leaseholders affected by the work and/or received a service. A copy of the Section 20 must be sent to any registered tenants association. The association within your building or home. It could be the association that the estate is on. The Section 20 includes certain information that’s required.

It will give you the opportunity to take part in the consultation process and everything that may be planned. It is important that if you disagree with the work or want to take part in the consultation you contact them.

A section 20 Consultation is only part of the process. There are other notices that need to be served on you.

You have a right to give your views. You have a right to comment on any of the works within the consultation period. This is normally 30 days. Any managing agents and/or freeholder must take notice of any comments that they require and clearly consider these.

 

Where they are planning to do major work, you have the right to name your own contractor. You have the right to request a firm or contractor to attend for the works. We attach a Section 20 consultation explained – https://www.lbhf.gov.uk/sites/default/files/Section_20_consultation_explained_tcm21-114705.pdf

What does a Section 20 Notice have to include?

For instance, see below: –

  1. a) Describe what agreement or tell you where you can get information on what work they intend to carry out.
    b) Explain the reasons why they want to carry out the work
    c) what work is needed
    d) Invite you to make comments and proposals in writing
    e) Invite you to suggest a nominated contractor
    f) Give you a date on which the consultation finishes, and this can’t be less than 30 days

They will probably not give you an indication of the cost. The Section 20 is the way that they serve a schedule of works. A specification is done by a surveyor. It will normally thereafter put it out to tender.

Who should be consulted?

Individual leaseholders will receive the notice. Any residents association and/or any other people.

What is the second stage of the Consultation?

Once the Section 20 has been served they will then look to send the documentation out by way of a tender. Therefore, this will be sent to various companies to get quotes so you have an idea of what the cost will be. A second document is served on you being the statement of estimates which we will mention later.

 

Finally, please click here for part 2.

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Jayden Charles-Frempong
Jayden Charles-Frempong
01:20 18 Apr 24
Every interaction I've had so far with Harrington has been positive with workers responding to calls very quickly and addressing any queries efficiently.
severin severinov
severin severinov
10:05 11 Apr 24
It is very good that they do their job professionally and take care of the customers.
kate quick
kate quick
13:15 09 Apr 24
I am very happy and extremely grateful to have found Harringtons lettings and the beautiful flat that I am now living in. Not only is the flat perfect for me, ticks all the boxes and is in a great location; the whole communication/admin process was so fast and efficient. I spoke to many of the team, but the two main contacts initially were Georgie and Beth. Great personalities, friendly and fast at replying to emails and phone calls. It was all turned around very quickly and everyone at Harringtons seems to appear to really be happy in their jobs. Great letting agent and I would recommend them to others looking for a new home.
Michael Hollamby
Michael Hollamby
12:32 09 Apr 24
Having worked with many many lettings it has been refreshing to deal with such a dynamic and energetic team. From start to finish the team have outstanding. Special mention to Beth who has been fantastic. I can thoroughly recommend using Harringtons.
Celyn James
Celyn James
17:08 27 Mar 24
Great experience, Georgie was so knowledgeable and kind with any enquiries I had. Really put me at ease while house hunting, amazing service thank you so much!!
Madison Harris
Madison Harris
14:29 27 Mar 24
Georgie was so helpful and really kind very appreciative x
Amber-Rose Cook
Amber-Rose Cook
08:58 22 Mar 24
easy to use and navigate as a first time user
Buffy Vaughn
Buffy Vaughn
18:06 21 Mar 24
Harringtons have been so helpful so far. Everyone we’ve spoken to on the phone including Georgie have been so warm and receptive and easy to communicate with. As a couple renting together for first time me & Danny couldn’t have found better people to help us out, they’re clear and concise. We discovered them through Rightmove and would highly recommend anyone to use their services to rent with.Thanks guys!Buffy & Danny
Sajan Raja
Sajan Raja
01:48 21 Mar 24
Kerryn Johnson
Kerryn Johnson
16:58 18 Mar 24
Georgie was absolutely amazing! Very helpful, easy to talk to and all in all an absolute sweetheart. Made the process of renting and finding a property less stressful. Always happy to help and lovely to chat to!Thank you again for everything!
Julia Reinstein
Julia Reinstein
11:22 18 Mar 24
5/5 - Everyone I’ve spoken to on the phone has been so friendly and patient with our move in documents. We found Harringtons through Rightmove, and have been really happy with our interactions. The team respond to queries efficiently and are happy to answer any and all questions.
Andrew Brown
Andrew Brown
07:09 15 Mar 24
A really excellent agency, who are very easy and friendly to deal with. Highly recommended.
Rob Rainbird
Rob Rainbird
18:04 13 Mar 24
Lovely staff and all round positive experience - Georgie is an absolute diamond and a credit to the team!
Tori Tor
Tori Tor
11:15 08 Mar 24
Harringtons have been really helpful and very swift with their responses. Georgie was very proffesional and really friendly when she did the viewings with me and Beth on the phone was again really helpful and gave me hope when I was explaining my eagerness to find somewhere new to live. Thanks Harringtons!
christos papanicolaou
christos papanicolaou
09:33 07 Mar 24
Staff were brilliant. Very helpful
Yasmin Bright
Yasmin Bright
20:54 01 Mar 24
I'm in a difficult situation at the moment with my landlord wanting to sell the flat that myself and my 3 children have been living in for 7 years. I came across Harringtons Viewings by applying to view some properties outside of my area.Unfortunately I haven't been able to sort anything with Harringtons, however I wanted to write this to say that they have been nothing but kind, warm and very understanding of my situation. I've been really impressed by their customer service (namely Georgie & Beth) and hope that they are able to find me something eventually!Thanks so much.Yasmin
Tegan
Tegan
17:30 22 Feb 24
Have been very accommodating and helpful when calling agents. They have been very helpful in being able to secure a house for students.
TheFlyingCrocodile
TheFlyingCrocodile
16:42 21 Feb 24
Went above and beyond to get things sorted for me
Brittany Stace
Brittany Stace
11:18 24 Jan 24
Harringtons have been incredibly helpful and supportive of us as new renters and they have been super efficient in getting all of the documents sent through and signed in such a short period of time. Thank you!
Georgie Prebble
Georgie Prebble
20:36 05 Jan 24
Jade Innes
Jade Innes
10:24 04 Jan 24
So far the service has been good. The staff are very friendly and quick to respond to any questions and requests.
Polly Smith
Polly Smith
11:17 28 Dec 23
we chose this letting agents as they chose a good bills company that is much cheaper than other agents. When viewing houses the staff were very friendly and have been very helpful in answering our questions and making the process as easy as possible.
Emma Howe
Emma Howe
16:06 14 Nov 23
I would rate Harringtons Lettings a 5/5. Very lovely on the phone and very quick and easy to communicate with via email. Any problems have been resolved in no time at all. So far so good!I found Harringtons via Rightmove.
Akwisitions Feedback
Akwisitions Feedback
16:25 30 Oct 23
Very responsive and super helpful throughout the process. Highly recommended!
Chloe Ballard
Chloe Ballard
17:28 02 Oct 23
Although I have only been renting with Harringtons for a short period of time, I have had nothing but a positive experience. From viewing to admin updates. The admin team especially are very polite and quick to respond and I have no doubt that the rest of my tenancy will run smoothly. I would recommend to anyone considering renting in brighton.
Matthew Ball
Matthew Ball
11:46 19 Sep 23
Professional communication with tenant although entirely impersonal. There was a bigger disconnect in their communication with the landlord in most cases, which seemed to be either slow or non-existent (discovered after contacting the landlord directly).Property was full of spider webs on day 1 despite apparently being professionally cleaned. Took a day off of work to clean it on move out day, leaving it cleaner than when it received but still had to pay part of the deposit for professional cleaning.It has been a while since I have rented, but I'll avoid letting agencies completely now if this is anything close to the average renting experience.
Ronan SK
Ronan SK
12:38 12 Sep 23
Great professionalism/communciation from the start up until the end of my tenancy. Definitely set the standards for what agencies should be like. Highly recommend to those within Brighton.
Daniel Sutton
Daniel Sutton
10:29 24 Aug 23
I have rented with Harringtons Lettings before and have always found the agents to be quick, efficient, friendly and helpful. I loved their service so much I have chosen to rent with Harringtons again. Faultless 😊
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