External wall surveys - S20

  • Filter
  • Time
  • Show
Clear All
new posts

    External wall surveys - S20

    Hi there, sorry if this has been covered before but I was hoping to get peoples view on costs for external wall surveys and whether they are qualifying works under S20? Colleagues of mine think that we need to go through S20 consultation, however I'm of the opinion that, while expensive and invasive, it is still a survey and not works, and therefore not subject to consultation.

    I'm involved in the management of a building where the survey will cost well over the S20 threshold, and its not a situation we have come up against yet.

    I'd be interested in other peoples views on this? I haven't seen any tribunal decisions on the matter. I know the view on surveyors fees is normally that they are professional fees and therefore not QW, but that is generally when they are incurred in connection with works, rather than being the entirety of the cost under consideration.

    I would put it through the consultation as it is more than 250 per leaseholder


      We are going to make an application to dispense under S20ZA out of caution, however I don't personally feel that it should be classed as 'works'. It is an inspection by a qualified individual. If an asbestos survey exceeded the S20 threshold, or a fire risk assessment, you might challenge the cost on grounds of reasonableness, but I don't think that you would be expected to consult (unless it were a long term agreement in which case 'services' are covered). I don't see why an external wall survey is materially different to these other examples.


      Latest Activity


      • Who can become a director of a RMC?
        by David Mc
        Hi, Could anyone advise who can actually become a director of a RMC. We are a block of 30 flats, each flat has one share in the RMC. We employ a managing agent. The RMC holds the freehold to the property. The MA is the company secretary.

        There are currently 2 directors, although...
        23-07-2021, 09:58 AM
      • Reply to Who can become a director of a RMC?
        by fos333

        If no modification is shown to regulation 88 requiring a director to be a member, then anyone that meets the requirements of regulation 88 can be nominated and consent to act to be a director.

        Therefore 3b in the preliminary section should have no bearing, others may offer...
        25-07-2021, 11:40 AM
      • Reply to Leaseholder placing table and chairs on freehold land
        by scot22
        More knowledgeable people than me have already posted.
        My view is if it is not permitted in the lease then not allowed to have table and chairs. If only access permitted then only access accepted. You can't cherry pick which parts of the lease you wish to obey.
        25-07-2021, 11:35 AM
      • Leaseholder placing table and chairs on freehold land
        by Joubert
        I am a director of a freehold company which comprises six leasehold flats in a converted building.

        The leaseholder of the lower ground flat has taken to placing a small table and two chairs outside her front door for use when the weather is good. They items are not causing any obstruction....
        24-07-2021, 17:06 PM
      • Reply to Leaseholder placing table and chairs on freehold land
        by ram
        It is not normal to have table and chairs outside a front door.

        I would have thought at a minimum. you should be stating that they only have the right to pass and re-pass over the common ground in front of the house, they should not make table and chairs a permanent occurance, I.E. to take
        25-07-2021, 10:07 AM
      • Reply to Leaseholder placing table and chairs on freehold land
        by nukecad
        TBH it sounds like the 'fellow director' doesn't like the noise being made, and so instead of having a word with the neighbour is going over the top and looking for a sledgehammer to crack a very small nut by trying to get the 'force' of the freehold company on his side.

        It's a simple neighbour...
        25-07-2021, 09:39 AM
      • Reply to Leaseholder placing table and chairs on freehold land
        by Lawcruncher
        Not enough to amount to adverse possession and in any event you cannot be in adverse possession against your landlord: However, after a period any land occupied may be treated as part of the land leased. It has to be doubted though that there is sufficient possession for that. Make a diary note to review...
        25-07-2021, 09:00 AM
      • Reply to Who can become a director of a RMC?
        by David Mc
        Hi Foss

        Our A of A under the Directors heading has 6 items listed 11 to 16

        11a deals with clause 75 Table A not applying to the company.
        11b number of directors, minimum2
        12 deals with clause 84 Table A
        13 Clause 87 does not apply
        15 Clause 88 unsound...
        25-07-2021, 08:29 AM
      • Reply to Changing Lease Clause to Permit Letting
        by ram
        • 1) Your possition - and mine, is NOT permitting letting will enhance the properties.
        • 2) Bad tenants DO adversely affect property values - normally.
        • 3) Your lease is not defective, so no need to change. And Judges HAVE gone along with the freeholder keeping the "no letting"
        24-07-2021, 23:42 PM
      • Changing Lease Clause to Permit Letting
        by witsend55
        Not sure if this is the best section to post in, so please move if it is considered best place elsewhere.

        I have had ownership of a flat, one of just four in a converted house, for many years. There is a simple flat management structure; the four owners are directors and have one share...
        24-07-2021, 11:53 AM