Section 20 consultations
Every stage carries a statutory date. The clock below is the record of what was served, to whom, and when.
Kingsley Mansions — roof covering renewal
S20-2026-041 · qualifying works · 44 contributing units · Kingsley Mansions RTM Company Ltd
Stage overdue
Notice of Intention
Describes the works in general terms, states why they are necessary, and invites written observations. The notice must reach every contributing leaseholder and any recognised tenants' association.
Service evidence
- Notice of Intention.pdf
- Dispatch schedule.csv
- Electronic service consents
Observations received
Every observation must be logged and had regard to. The response recorded here is what the tribunal would ask to see.
| Unit | Leaseholder | Received | Observation | Response |
|---|---|---|---|---|
| Flat 4 | M. Farrow | 22 Jul | Queries whether scaffolding can avoid the rear light wells | Answered 24 Jul |
| Flat 11 | A. Devlin | 28 Jul | Requests a fourth estimate from a contractor of their choosing | Nominee invited |
| Flat 17 | P. Osei | 2 Aug | Objects to the timing — asks for deferral to next financial year | Answered 6 Aug |
| Flat 23 | Wrenfield Estates Ltd | 9 Aug | Asks for the full specification and the surveyor's condition report | Documents sent |
| Flat 29 | L. Brannigan | 12 Aug | Raises affordability and asks about payment by instalments | Awaiting reply |
| Flat 38 | C. Ilori | 14 Aug | Supports the works, asks that the aerial be reinstated | Answered 15 Aug |
This stage is 6 days past its date. Until the Statement of Estimates is served and the second observation period has run, the amount recoverable from each leaseholder is limited to £250 — against an estimated £4,180 per unit. £173,000 of the £184,000 is currently unrecoverable. The only route back is an application to the First-tier Tribunal (Property Chamber) for dispensation under s20ZA, which is neither quick nor certain and is usually made at the applicant's own cost.
Estimates received
| Contractor | Source | Estimate | Per unit | Status |
|---|---|---|---|---|
| Calderwood Roofing Ltd | Marlbourne panel | £184,000 | £4,182 | Received 8 Aug |
| Stapleton & Rowe | Leaseholder nominee | £196,400 | £4,464 | Received 19 Aug |
| Hollis Roofing | Marlbourne panel | — | — | Chased twice |
The estimate from the leaseholder's nominated contractor must be included whether or not it is the cheapest.
Marlbourne's policy is to serve on two estimates rather than miss the date, and to issue the third by addendum if it arrives. The system will not let the stage close without recording which route was taken and who authorised it.
What happens on serving
- Statement generated
- Served on 44 leaseholders
- Second observation period opens
- Recoverability restored
Second observation period
Opens on the day the Statement of Estimates is served and runs for 30 days. Observations received during it must be answered before a contract is awarded.
Not started
This period opens automatically when stage 3 is served. Nothing to do here yet.
Award of Contract
Where the chosen contractor is neither the cheapest nor a leaseholder nominee, a notice stating the reasons must be served within 21 days of awarding the contract.
Not started
Available once the second observation period has closed.
All live consultations
7 in progress across the portfolio · £1.24m of qualifying works
| Consultation | Building | Stage | Value | Per unit | Next date | Status |
|---|---|---|---|---|---|---|
| Roof covering renewalS20-2026-041 · Works £250 | Kingsley Mansions | £184,000 | £4,182 | 28 Aug 2026 | 6 days late | |
| External redecoration, cyclicalS20-2026-038 · Works £250 | Ashwood Court | £96,500 | £2,681 | 7 Sep 2026 | 4 days remaining | |
| Passenger lift replacementS20-2026-035 · Works £250 | Beaufort Place | £312,000 | £5,200 | 15 Sep 2026 | Ready to award | |
| Grounds maintenance, 3 yearsS20-2026-033 · QLTA £100/yr | Marlow Gate | £78,000 | £347/yr | 11 Sep 2026 | Nominee awaited | |
| Communal window replacementS20-2026-029 · Works £250 | Thornhill House | £214,000 | £3,566 | 24 Sep 2026 | On track | |
| Lift maintenance agreement, 5 yearsS20-2026-027 · QLTA £100/yr | Ravensbourne Tower | £142,000 | £237/yr | 2 Oct 2026 | On track | |
| Car park deck waterproofingS20-2026-024 · Works £250 | Pemberton Wharf | £211,000 | £2,344 | 19 Sep 2026 | On track |
Stage columns read left to right: Notice of Intention · observation · estimates · observation · award. Two triggers, two tests: qualifying works consult above £250 per leaseholder in total; qualifying long-term agreements consult above £100 per leaseholder per year. The system applies whichever test the agreement type calls for.