Leasehold
A notice of planned roof works arrives in the same week as a rating 3. Does the notice prove the landlord consulted properly?
No. A notice that roof works are planned, even when it lands in the same week as a condition rating, does not prove the landlord followed the consultation steps. GOV.UK sets consultation triggers where a leaseholder would pay more than £250 for planned work, or more than £100 a year for work and services lasting more than 12 months. Those triggers are not a price for this roof, and a failed consultation has no figure you should invent.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
Section 20 is the name landlords use for that consultation on variable service charges. A single letter announcing that a roof will be renewed can be one piece of paper in a longer process, or it can be something else entirely. The survey does not audit the stages, the estimates the landlord obtained, or the time you were given to comment. GOV.UK publishes the two triggers so leaseholders know when consultation is required. It does not publish a price for this block's roof, and this report does not either.
Put the notice next to the roof comment and ask the solicitor whether the consultation looks complete, incomplete, or not yet started. Do not invent a cap on what you could be charged if the landlord skipped a step. That limit is not a number this page is allowed to guess, and the surveyor was not instructed to guess it. The rating tells you the roof worried the surveyor. The notice tells you works are being talked about. Only the lease papers tell you the process.
What should you ask your surveyor?
- Did you see any consultation papers, or only the roof?
- Should the rating stay separate from whatever the notice says about cost?
- Which sentences should the solicitor read beside the notice?
What are the typical next steps?
- Give the solicitor both the notice and the roof comment.
- Treat the £250 and £100 figures as consultation triggers only.
- Do not invent a reduced bill if consultation looks incomplete.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is a rating 3 the same thing as a Section 20 notice?
No. One is the surveyor's view of condition. The other is a landlord's consultation step, when it is that step.
If the notice names a contractor, has the price been fixed for you?
Not by the survey. A contractor's name is not your share and not proof the consultation finished.