Cost guide
How much does a Section 20 consultation cost?
Thinking about major works for your building? If you're a leaseholder, you're entitled to a special consultation process before significant projects begin. This is often called a Section 20 consultation. It's all about making sure you're informed and have your say on proposed works and costs. Understanding these steps helps ensure a smooth process for everyone involved.
Typical project cost
£500 to £5,000
What's usually included
- Usually 8 to 12% of the works value, or a fixed fee
What changes the price
Number of leaseholders
More leaseholders mean more communication and administration, which can increase the overall cost.
Complexity of works
Very detailed or multiple major works require more extensive consultation and documentation.
Scope of property
Larger blocks or properties with diverse issues might need more thorough management time.
Required expert advice
Sometimes, specialist reports or legal opinions are needed, adding to the consultation expense.
Managing agent involvement
If your managing agent handles the process, their fees will be included in the total.
Dispute resolution
Should disagreements arise, extra time for mediation or tribunal preparation can increase costs.
Prices by region
| Region | Low | Typical | High |
|---|---|---|---|
| London | £1,500 | £3,500 | £5,500 |
| South East | £1,200 | £2,800 | £4,500 |
| South West | £800 | £2,000 | £3,500 |
| East of England | £900 | £2,200 | £3,800 |
| Midlands | £700 | £1,800 | £3,200 |
| North West | £700 | £1,700 | £3,100 |
| North East and Yorkshire | £600 | £1,500 | £2,800 |
| Scotland and Wales | £600 | £1,600 | £3,000 |
Questions people ask
What is Section 20 consultation for?
It's a formal process required before landlords or managing agents carry out major works that leaseholders will contribute to. It ensures you are properly informed and have a chance to give your views on the works and their costs.
Who handles the consultation?
Usually, your landlord or managing agent is responsible for running the consultation process. They might also enlist professional help to ensure all steps are correctly followed.
Can I challenge proposed works?
Yes, the consultation process is designed to give you that opportunity. You can make observations, nominate contractors, and ask questions about the necessity and cost of the works.
What happens if the process isn't followed?
If the correct consultation steps aren't followed, there can be limits on how much leaseholders can be asked to pay. It's important for landlords to get it right.
Are emergency works exempt?
In genuine emergencies, the full consultation process might not be required before works begin. However, leaseholders must still be informed afterwards and it needs to be proven that the works were urgent.
Does the cost include the works themselves?
No, the Section 20 consultation cost covers the administration and management of the process itself. It doesn't include the price of the actual major works that are being consulted upon.