Specialist roofing for managing agents, freeholders, RTM companies, and residents’ associations across East London. Section 20 consultation support, communal roof expertise, and reserve fund planning.
Major works on leasehold properties costing more than £250 per leaseholder trigger the Section 20 consultation process under the Landlord and Tenant Act 1985. This is not optional — failure to consult limits recoverable costs to £250 per leaseholder regardless of the actual work cost.
We support the process at every stage: initial roof survey and specification, itemised estimates for the Notice of Estimates, responses to leaseholder questions about the proposed works, and detailed completion reports. Our specifications are written to the standard expected by the First-tier Tribunal (Property Chamber) in case of challenge.
Section 20 of the Landlord and Tenant Act 1985 (as amended by the Commonhold and Leasehold Reform Act 2002) requires landlords to consult leaseholders before carrying out qualifying works exceeding £250 per leaseholder. Non-compliance caps recoverable costs at £250 regardless of actual expenditure. Source: LTA 1985 s.20; The Property Institute (TPI) S20 Practice Guide.
East London’s flat stock spans every era: Victorian mansion blocks in Hackney, 1930s purpose-built flats across Ilford and Walthamstow, post-war tower blocks in Tower Hamlets and Newham, 1960s maisonette blocks across Barking and Dagenham, and modern apartment complexes in Stratford and Canary Wharf. Each type has different communal roofing challenges.
Pitched communal roofs: Slate or tile covering shared across multiple units. Access requires full scaffold, resident communication, and phased working to minimise disruption.
Flat communal roofs: Large-area membrane, felt, or asphalt coverings on estate blocks. Replacement with modern single-ply PVC or EPDM systems. Drainage redesign often needed.
Mixed-use buildings: Shops below, flats above — common across Hackney, Stratford, and Walthamstow high streets. Out-of-hours working may be needed to avoid business disruption.
Our roof condition surveys include 5-year and 10-year cost forecasts based on the current condition, expected deterioration rate, and likely repair or replacement timescales. This data supports accurate reserve fund contributions and avoids the large special levies that cause leaseholder disputes.
Tower Hamlets: Cranbrook Estate, Lansbury Estate, Bow Bridge Estate, Robin Hood Gardens (partial), Ocean Estate, and hundreds of smaller converted Victorian blocks.
Hackney: Trowbridge Estate, Kings Crescent, Holly Street regeneration, Nightingale Estate, and dense Victorian/Edwardian conversions across Dalston, Clapton, and Homerton.
Newham: Carpenters Estate, Canning Town regeneration blocks, Custom House developments, and inter-war flat stock across Plaistow and East Ham.
Barking & Dagenham: Five Elms Estate, Marks Gate, Thames View — maisonette blocks with failing flat roofs requiring full membrane replacement.
The Section 20 consultation is a three-stage statutory process. Getting it wrong exposes the freeholder or managing agent to tribunal challenge and limits cost recovery to just £250 per leaseholder regardless of the actual work cost. Here is how we support each stage:
The managing agent serves a Notice of Intention on all qualifying leaseholders, describing the proposed works and inviting observations. Leaseholders have 30 days to respond and may nominate contractors. We provide the detailed roof condition survey and specification that underpins this notice — including photographs, condition grades, and the recommended scope of work.
At least two estimates are obtained, including any from leaseholder-nominated contractors. We provide a fully itemised estimate broken down by: scaffold and access, strip and disposal, timber inspection and repair allowance, membrane or covering specification, flashings and edge details, drainage, and guarantee terms. Our estimates are formatted to the standard expected by the First-tier Tribunal (Property Chamber).
The managing agent serves a Notice of Estimates showing all received quotes. Leaseholders have 30 days to make further observations. We are available to answer technical questions from leaseholders about our specification and pricing during this period.
Post-war tower blocks (Tower Hamlets, Newham): Large flat roofs of 300–800m² with original asphalt or built-up felt coverings from the 1950s–70s. These roofs are 50–70 years past design life and typically require full replacement with single-ply PVC or TPO membrane. Cost at scale: £45–£75/m². Asbestos survey mandatory before any invasive work on pre-2000 buildings.
1930s purpose-built flats (Ilford, Walthamstow): Pitched roofs with concrete or clay tile covering shared across 4–8 units. Common issues: porous tiles, failed valleys, eroded ridge mortar, and corroded hip irons. Re-roofing costs £8,000–£18,000 per block depending on size and material.
Victorian conversions (Hackney, Clapton, Dalston): Large Victorian houses converted to 3–6 flats. Original slate roofs with chimney stacks, valleys, and complex geometry. Repairs require specialist slate matching and lime mortar work. Re-slating costs £15,000–£30,000 for a full building.
Modern apartment blocks (Stratford, Canary Wharf, Royal Docks): Single-ply membrane roofing on steel or concrete structures. Maintenance-focused: annual inspections, drainage clearance, membrane patch repairs, and upstand re-sealing. Planned maintenance contracts: £1,500–£4,000/year depending on roof area.
Our roof condition surveys include a 5-year and 10-year cost forecast based on the current condition, expected deterioration trajectory, and likely intervention points. This data enables managing agents and RTM companies to set reserve fund contributions that avoid the large special levies which trigger leaseholder disputes and tribunal applications.
A typical reserve fund recommendation for a 1960s maisonette block with a flat roof approaching end-of-life: £1,200–£1,800 per unit per year for 5 years builds a fund that covers full replacement without a special levy. Early planning transforms a £10,000 per-unit emergency into a manageable monthly contribution.
Scaffold on residential blocks requires pavement licences from the borough council (Hackney: £65–£200; Tower Hamlets: £100–£250; Newham: £75–£180). Processing takes 5–10 working days. We handle the application as part of the project.
Resident communication is critical. We provide template letters for managing agents covering: scope of work, expected duration, noise and disruption, scaffold safety, access restrictions, parking implications, and emergency contact details. Transparent communication prevents complaints and demonstrates good management practice.
We understand the regulatory and commercial pressures managing agents face. Our service is designed around your needs: detailed S20-ready specifications and estimates, RAMS documentation before work starts, named site supervisor and direct communication line, photographic progress reports, completion certificates and guarantee documentation for your records, and a single point of contact for multi-site portfolios.
We currently work with managing agents responsible for over 200 East London blocks. Our understanding of the S20 process, tribunal documentation standards, and resident communication saves managing agents significant time and protects them from procedural challenge.
Any block constructed or refurbished before 2000 may contain asbestos in roof materials — cement sheets, soffits, flashings, and even textured coatings on loft-side surfaces. HSE Regulation 5 (Control of Asbestos Regulations 2012) requires a management survey before any invasive work. If asbestos is found, licensed removal by an HSE-licensed contractor must precede roofing work.
We never disturb suspect materials. We arrange the survey, coordinate with licensed removal contractors, and schedule our roofing work to follow immediately after clearance certification. The survey cost (£300–£600 for a typical block roof) and any removal costs are included in the S20 specification so leaseholders see the full project cost.
When a communal roof leaks, it often affects multiple units simultaneously. Our emergency service prioritises managed blocks because of the multi-unit impact. We provide temporary make-safe within 1–2 hours, immediate notification to the managing agent with photographs and scope, and coordinate resident communication so affected tenants and leaseholders know what has happened and what is being done.
For managing agents with portfolio agreements, we offer priority response with a guaranteed 2-hour SLA across all East London boroughs.
Right to Manage (RTM) companies and residents’ associations often lack the technical knowledge to specify and procure major roof works. We provide guidance on the entire process: from initial condition assessment through S20 consultation to contractor selection and quality assurance. Our specifications are written in plain English so that non-technical directors and committee members can understand and present them to leaseholders confidently.
Call 0203 441 9626 for block management roofing enquiries. We work with managing agents across all East London boroughs.
“Velux window installed in our Edwardian loft. Perfect fit, no leaks, and the room is completely transformed with the natural light. They cut through the rafters and trimmed the opening like they have done thousands of them.”
“Our Becontree Estate semi needed a complete re-roof — the 1930s clay tiles were crumbling and the battens underneath were rotten. Four days from start to finish, new concrete tiles, all new battens and felt. Looks brilliant.”
“Roof survey before we bought our house in Forest Gate. They found three issues the surveyor missed — rotten valley board, nail-sick slates, and a blocked hopper. We renegotiated the price and saved four grand.”
Section 20 of the Landlord and Tenant Act 1985 requires freeholders and managing agents to consult leaseholders before carrying out major works costing more than £250 per leaseholder. The process involves a Notice of Intention, a period for nominations, obtaining estimates, and a Notice of Estimates before work begins. We provide the detailed specifications and itemised estimates needed for each stage.
The statutory consultation periods total a minimum of 60 days (30 days for Notice of Intention + 30 days for Notice of Estimates). With specification, tendering, and scheduling, plan for 3–6 months from first notice to work starting.
Yes. We work with managing agents across East London, providing specifications, competitive estimates for the S20 process, RAMS documentation, resident communication materials, and detailed completion reports.
Yes. Our roof condition surveys include 5-year and 10-year cost forecasts, helping managing agents and RTM companies plan reserve fund contributions accurately.
Scaffold on residential blocks requires pavement licences from the borough council, resident notification, and often phased erection to maintain access. We coordinate all of this as part of the project.
Pre-2000 blocks may contain asbestos in roof materials. We arrange the management survey before any invasive work and coordinate licensed removal if needed. We never disturb suspect materials.
All East London boroughs: Hackney, Tower Hamlets, Newham, Waltham Forest, Barking & Dagenham, Redbridge, and Havering. Call 0203 441 9626.
No call-out fees. No obligation. Just an honest quote from a local East London roofer who’ll turn up when they say they will.
020 3959 2819