Test the £250 consultation cap and the 18-month time bar on a service charge demand.
Check whether a major works bill is capped at £250 because of defective consultation, and whether the 18-month rule bars the demand.
Two separate rules can cut a major works bill. The calculator checks both.
The calculator multiplies the total by your share, compares it with the trigger, checks which notices you ticked, counts the months between incurred cost and demand, and gives the most you can be required to pay. If both rules apply, the time bar takes priority and the recoverable amount is zero.
The consultation has up to three stages. The landlord serves a notice of intention and allows 30 days for comments and nominations. It then sends estimates with a statement and allows 30 days for comments. If it does not choose the lowest estimate or a leaseholder’s nominee, it must give written reasons within 21 days of making the contract.
These tables are pre-calculated with the same rules as the calculator.
| Bill | Consultation | Most the landlord can recover | Potential overcharge |
|---|---|---|---|
| £60,000 roof, 10% share = £6,000 | Not served | £250 cap | £5,750 |
| £60,000 roof, 10% share = £6,000 | Fully served | £6,000 (if reasonable) | £0 |
| £12,000 painting, 5% share = £600 | Stage 2 missing | £250 cap | £350 |
| £4,000 repairs, 6% share = £240 | Not required (under £250) | £240 | £0 |
| Cost incurred | Demand received | Time between | Section 20B(2) notice | Result |
|---|---|---|---|---|
| 1 Jan 2025 | 30 Jun 2026 | 17 months | No | Recoverable |
| 1 Jan 2025 | 1 Jul 2026 | 18 months | No | Recoverable |
| 1 Jan 2025 | 15 Oct 2026 | 21 months | No | Barred (£0) |
| 1 Jan 2025 | 15 Oct 2026 | 21 months | Yes | Recoverable |
| Stage | What the landlord must do | Time allowed to you |
|---|---|---|
| 1. Notice of intention | Describe the works and why they are needed, and invite comments and nominations. | 30 days |
| 2. Estimates | Send estimates and a summary, and invite comments. | 30 days |
| 3. Reasons (if needed) | Explain why it did not choose the lowest estimate or your nominee. | Within 21 days of the contract |
The 18-month rule counts from when the cost was incurred. A section 20B(2) notice must be served within that 18 months. Dates in the table are examples.
Sources
Related guides
If a landlord does not consult properly on qualifying works, it can recover only £250 from each leaseholder, unless the tribunal dispenses with the requirements. For long-term agreements of over 12 months the figure is £100 per leaseholder per accounting period.
When any leaseholder’s share of qualifying works would be more than £250. The landlord must serve a notice of intention, send estimates, and explain its choice of contractor in some cases.
Section 20B stops a landlord from charging for costs it incurred more than 18 months before sending the demand, unless it told you in writing within those 18 months that the cost had been incurred and would be demanded later.
It can apply to the First-tier Tribunal for dispensation under section 20ZA. The tribunal asks whether leaseholders were prejudiced by the failure, and it may grant dispensation on conditions. Until it does, the cap applies.
No. It checks whether the landlord has followed the procedure. Properly consulted, reasonable works are still recoverable if your lease allows it. Keep paying any undisputed amounts and get advice before withholding money.
This calculator was built and is maintained by Rahul Tandon, an independent web developer and researcher. It applies published statutory rules and the 5% Sportelli deferment rate, and every assumption is shown on this page. The formulas and limits are on the methodology page; see our editorial policy. LeaseVault is not a law firm, a surveying practice or a mortgage broker, and the result is an estimate for initial budgeting, not legal, financial or valuation advice.
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