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From initial scoping and statutory consultation through to contractor procurement, project management and completion of major works.
Every residential block will eventually require significant repair or improvement work. Whether it is roof replacement, external redecoration, window renewal, structural repairs, or a complete building refurbishment, these projects can cost tens or hundreds of thousands of pounds and affect every leaseholder in the building.
Getting major works right requires careful planning, proper procurement, strict compliance with the Section 20 consultation process and proactive project management. Errors at any stage, particularly in the statutory consultation, can result in significant financial consequences.
Pearl Property Partners manages major works from initial scoping through to completion and final account sign-off. Your dedicated Partner oversees the entire process, working with building surveyors, specialist contractors and your board of directors to ensure projects are delivered on time, on budget and in full compliance with leasehold legislation.
We also advise on reserve fund planning, helping directors build a financial cushion over time so that major works costs can be spread rather than hitting leaseholders with a single large demand.
Every stage of the process from the first survey to the final account, managed by your dedicated Partner with full transparency throughout.
The Section 20 consultation process is a legal requirement for qualifying works where any leaseholder's contribution exceeds £250. We manage the entire statutory process from the initial notice of intention through to the notification of the landlord's response to observations. Every consultation is conducted with a clear audit trail, ensuring full compliance and protecting the management company's ability to recover costs from leaseholders.
We manage the competitive tendering process by obtaining multiple quotations from vetted contractors and presenting a clear comparison for directors to review. Leaseholders are entitled to nominate contractors during the Section 20 process and we evaluate all nominations alongside our own tendered options to ensure the best outcome for the block in terms of quality, value and reliability.
Once works commence, your Partner oversees the project from start to completion. This includes regular site visits, progress reporting to directors, liaison with the contractor and building surveyor, management of any variations or unforeseen issues, and detailed cost tracking throughout. Directors receive regular updates so they always know where the project stands in terms of programme, budget, and quality.
The Section 20 consultation process exists to protect leaseholders by ensuring they are informed about, and can participate in, decisions about significant expenditure on their building. If the process is not followed correctly, the amount the management company can recover from leaseholders is capped at £250 per flat, regardless of the actual cost of the works.
For a major project costing £200,000 across 20 flats, a procedural error could leave the management company with a shortfall of £195,000. This is not a theoretical risk. Tribunal cases involving Section 20 failures are common in the leasehold sector.
We ensure every consultation is conducted properly, on time, and with a documented audit trail. Directors can be confident that the process will withstand scrutiny and that costs are fully recoverable.
Every stage of the Section 20 process documented and conducted properly
All notices, observations, and responses recorded and retained
Proper process ensures full cost recovery from leaseholders
Advice on building reserves to spread costs over time
A Section 20 consultation is required for qualifying works where any single leaseholder's contribution will exceed £250, or for qualifying long-term agreements where any leaseholder's contribution will exceed £100 per year. If in doubt, we err on the side of consulting. The consequences of not consulting when required are far more serious than consulting when it turns out not to be strictly necessary.
The full statutory process typically takes a minimum of two to three months, depending on the number of observations received and the complexity of the works. Each stage has a mandatory consultation period during which leaseholders can submit their views. We build this timeline into the project plan from the outset so that works are not delayed by the consultation process.
Yes. The Section 20 process includes a stage where leaseholders can nominate contractors for consideration. We evaluate all nominations alongside the contractors we have obtained quotations from, assessing each on quality, price, relevant experience, and references. The results are presented to directors for a decision.
A reserve fund, sometimes called a sinking fund, is a pot of money built up over time through regular contributions from leaseholders, specifically to cover the cost of future major works. Without a reserve fund, leaseholders may face large one-off demands when significant works are required. We advise directors on appropriate contribution levels based on the building's age, condition, and anticipated works programme.
We provide regular updates to all residents throughout the works programme, covering the expected timeline, access requirements, noise and disruption expectations, and progress milestones. Directors receive detailed progress reports and financial tracking. Communication is handled through the resident portal, direct correspondence, and site notices where appropriate.
