Section 20 consultation

We are required to consult you as a homeowner if we intend to make significant changes to your building or estate (major works). Major works are funded through your sinking fund.

As part of this consultation process we will write to you and send you a Section 20 notice. This outlines a general description of the proposed works, the reason for the works and an estimated cost of your contribution.

We’ll write to you if:

Any proposed major work costs over £250 per leaseholder
A contract 12 months or longer costs more than £100 a year for any one leaseholder

The works can include repairs, maintenance, or improvements such as:

Roof replacement or repairs
External and internal decoration
Window and door replacement
Lift renewal or major servicing
Structural repairs
Fire remedial works

We’ll give you the details and invite you to comment on our proposals, your feedback on the proposal is known as an ‘observation’.

Feedback on a proposal

See a breakdown of the Section 20 consultation process.

You will need the notice letter we sent you to do this.

Make a Section 20 observation online

Your rights as a homeowner

To be consulted

You have the right to be asked for your views on major works or long‑term service contracts that could affect your home, building, or estate.

To see the proposals

You can review the plans, including the scope of works, contractor information, and estimated costs. You can also ask questions about anything that isn’t clear.

To raise concerns

You can object to the proposals, challenge the costs, or share any other feedback. Your comments will be considered before a final decision is made.

The Section 20 consultation process

We'll send you a notice by post Depending on the nature of the works, this notice may include details about what we intend to carry out, the contractor of choice and estimated costs.
Once you've received the notice You'll have 30 days to feedback on the scope of works, contractor choice and costs. You can also make any other comments about the proposed works. We'll send you an acknowledgement once we’ve received your feedback.
During the consultation We'll share our responses to your feedback within 21 days. We might need to serve you additional notices relating to these works in this time.
After the consultation closes We’ll have responded in full to all feedback and we will prepare for works to start.

If you want to take it further

If you’re unhappy with how we’ve communicated with you, or how we’ve handled your feedback, you can make a complaint.

If you think we haven’t followed the legal Section 20 consultation process correctly, you can apply to the First‑tier Tribunal to challenge our notice.

Get more information on the Section 20 consultation process

Find Section 20 advice on the Leaseholder Advisory Service site.

Other ways to submit a Section 20 observation

Post

Write to us on:

FAO Home Ownership Consultation team
Metropolitan Thames Valley Housing
The Grange 200 High Street
London
N14 0PW

It will be quicker to use the online form to submit your observation.