Leasehold glossary

What are major works?

Major works are large, usually one-off works to your building — such as roof renewal, replacing windows, lift refurbishment or external redecoration — as opposed to routine day-to-day maintenance. Because they are expensive, they usually trigger the Section 20 consultation process where any one leaseholder's share would exceed £250.

There is no single statutory definition of "major works" — the phrase describes a category of spending rather than a legal term. What sets major works apart from routine repairs is scale and cost: they are substantial, generally infrequent projects to the fabric of the building. Typical examples include renewing a roof, replacing communal windows, refurbishing or replacing a lift, a full external redecoration cycle, or repairing structural elements.

Why major works trigger Section 20

Because major works are costly, they nearly always engage the consultation rules in Section 20 of the Landlord and Tenant Act 1985. Where works are "qualifying works" and any single leaseholder's contribution through the service charge would exceed £250, the landlord must consult before carrying them out. The consultation gives leaseholders notice of the intended works, sight of estimates, and the chance to comment and to nominate a contractor.

Good to know: if the landlord fails to consult and does not obtain dispensation from the tribunal, your contribution to those qualifying works is capped at £250 — however large the actual bill. That cap is one of the strongest protections leaseholders have, so the first thing to check on any major-works demand is whether Section 20 was followed.

How major works are funded

Major works are usually paid for in one of three ways, or a mix of them:

  • From a reserve (sinking) fund — money set aside over the years specifically so a big bill does not land all at once.
  • From a one-off major-works demand — a separate, additional service charge raised when the work is done.
  • A combination — the reserve covers part and a top-up demand covers the rest.

However the works are funded, the cost must still be reasonably incurred and the work of a reasonable standard under Section 19 of the Landlord and Tenant Act 1985. Consultation and reasonableness are separate tests: passing one does not excuse the other.

What to check on a major-works bill

  • Consultation. Were the Section 20 notices served and the process completed? See our guide on what to do about a Section 20 notice.
  • Reasonableness. Is the price in line with the scope and standard of work, and were competitive estimates obtained?
  • Reserve fund. If a reserve fund exists, has it been applied — or are you being asked to pay twice?
  • Timing. A demand made long after the costs were incurred may run into the 18-month rule in Section 20B.

How this shows up in your service charges

A major-works demand is often the biggest single bill a leaseholder ever receives — and the one most worth checking. Our free AI audit reads your demand, accounts and consultation paperwork and shows you, line by line, whether Section 20 was followed and how much of the cost could be challengeable under the Landlord and Tenant Act 1985.

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