Section 20 consultation for major works: the £250 rule
England and Wales · Law checked 24 October 2026 · Not legal advice
Free tool: Section 20 calculator. Enter the cost and your share to see if consultation was required and what your bill could be capped at.
Under section 20 of the Landlord and Tenant Act 1985 and the consultation regulations, a landlord must consult leaseholders before qualifying works if any one leaseholder's contribution will be more than £250. The threshold is the same in England (SI 2003/1987) and Wales (SI 2004/684).
What consultation usually involves
- A notice of intention describing the works, with at least 30 days to comment and to nominate a contractor.
- A statement of estimates (at least two, one from an unconnected contractor), with another 30 days to comment.
- A notice of reasons if the landlord doesn't pick the cheapest estimate or a leaseholder's nominee (in some cases).
Different procedures apply to some long-term contracts and public-procurement cases. Consultation doesn't make an upgrade recoverable if the lease doesn't allow it: see improvements vs repairs. For fire safety remediation in taller buildings in England, see Building Safety Act protections.
If they didn't consult
Unless the landlord consulted properly or obtained dispensation from the tribunal, your contribution is capped at £250 for those works.
What to do
Ask for copies of every notice and its date of service. If notices are missing, write to say your contribution is limited to £250. Use our section 20 letter, and explain what you would have done differently (for example, nominated a cheaper contractor), because that matters if the landlord seeks dispensation.