Block Management Roofing

Section 20 — Step by Step

The Section 20 consultation process has three mandatory stages for qualifying works (those costing more than £250 per contributing leaseholder):

Stage 1 — Notice of Intention: The landlord or managing agent serves notice describing the proposed works and inviting observations. Leaseholders have 30 days to respond. We provide the technical specification that forms the basis of this notice — describing the roof condition, the proposed remedy, and the materials and methods to be used.

Stage 2 — Estimates: At least two estimates must be obtained (or, if any leaseholder nominates a contractor, that contractor must also be invited to quote). We provide a fully itemised estimate broken down by work element — not a lump sum. This allows meaningful comparison with other contractors' estimates, which is what the tribunal expects if the consultation is ever challenged. Our specifications are detailed enough to serve as the benchmark against which other contractors price.

Stage 3 — Notification: Leaseholders are notified of the awarded contract and have a further 30 days to make observations. The landlord must have regard to these observations before confirming the contract.

Failure to follow the Section 20 process correctly limits the landlord's ability to recover costs through the service charge to £250 per leaseholder regardless of the actual cost. On a communal roof replacement costing £40,000 across 12 leaseholders, this means recovering £3,000 instead of £40,000 — a £37,000 shortfall. Getting the consultation right is not optional.

Reserve Fund Condition Surveys

A roof condition survey with a 5-year and 10-year cost forecast is one of the most valuable tools a managing agent or RTM director can commission. It provides: current condition assessment of every roof component (tiles, flashings, gutters, chimneys, flat roof sections), estimated remaining life for each component, a timeline of anticipated major works, and costed recommendations for planned maintenance that extends component life.

This information feeds directly into reserve fund calculations, allowing the managing agent to set service charge contributions at a level that accumulates adequate reserves before major works are needed. The alternative — an emergency levy when the roof fails — damages leaseholder relationships, creates disputes, and can trigger tribunal challenges to the service charge.

Our condition surveys cost £300–£600 for a typical managed block and include a written report with photographs, condition grading, cost forecasts, and maintenance recommendations. We present findings to AGMs or directors' meetings on request.

Flat Roofs on Managed Blocks

Many managed blocks in Godalming have flat roof sections — over communal stairwells, entrance canopies, rear extensions, and garages. These flat roofs are often the first components to fail because they have shorter design lives than pitched roofs and are more exposed to standing water. We install and maintain GRP fibreglass, EPDM rubber and single-ply membrane systems on communal flat roofs, with specifications designed for the access patterns and maintenance regimes that managed blocks require.

Working with Managing Agents

We understand the documentation and communication requirements that managing agents work with. We provide: formal specifications suitable for Section 20 consultation, fully itemised estimates with work element breakdowns, method statements and risk assessments before work starts, resident notification templates, progress updates during longer projects, completion certificates and guarantee documentation, and VAT invoices formatted for service charge accounting. Call 01483 346 855 to discuss your block's requirements.

Emergency Response for Managed Blocks

Communal roof leaks affect multiple households simultaneously and require faster response than individual property emergencies. We provide a priority response service for managing agents: 2-hour attendance during business hours for multi-unit water ingress affecting communal areas or multiple flats. Make-safe work is documented with timestamped photographs suitable for leaseholder communication and insurance claims. The emergency number is the same: 01483 346 855 — identify the property as a managed block for priority routing.

Insurance and Procurement

We provide the documentation that property managers need: detailed specifications suitable for insurance pre-approval on larger claims; formal estimates meeting Section 20 consultation requirements; RAMS (Risk Assessment and Method Statement) for every project; evidence of £5m public liability insurance and NFRC registration; and invoices on 30-day terms with PO referencing for managed block accounts. We understand that property management operates within procurement frameworks and compliance requirements that individual homeowners do not — our documentation and process are designed to meet these standards without additional administration on your part.

Leaseholder Communication

Roof work on managed blocks affects every resident. We provide managing agents and directors with: pre-work notification templates that can be customised with specific dates and durations; weekly progress updates during longer projects that can be forwarded to residents; completion notification confirming work is finished and scaffold will be struck; and a summary report suitable for circulation at the next AGM or residents meeting. Clear communication prevents complaints, builds confidence in the management, and supports the Section 20 process by demonstrating that leaseholders are kept informed throughout.

Common Block Roof Issues in Godalming

The converted Victorian and Edwardian properties in the town centre and Farncombe present specific challenges for block managers. These buildings were designed as single dwellings and later subdivided into flats. The roof remains a single structure covering multiple leasehold units, but the original design did not anticipate shared drainage paths, multiple flue requirements, and the access complications of multi-occupation. Valley gutters between original roof sections are the most common failure point — they carry drainage from multiple roof slopes and, when they fail, water enters at a point where it can affect several flats simultaneously.

Purpose-built flat developments — including newer blocks along the Woolsack Way area and in Ockford Park — have simpler roof structures but their own maintenance requirements. Flat roof sections over communal hallways and stairwells are exposed to ponding water and require regular inspection. Shared gutter systems serve the entire building and a single blockage can cause overflow damage to multiple units.

Reserve Fund Adequacy

A communal roof replacement on a 12-unit block in Godalming typically costs £25,000-£50,000 depending on size, material specification and access complexity. If the reserve fund has not been building toward this expenditure, each leaseholder faces a sudden levy of £2,000-£4,000. Our condition surveys identify the anticipated timeline for major works — allowing service charge contributions to be set at a level that accumulates adequate reserves over the remaining life of the current roof. This is responsible financial planning, and it is one of the strongest arguments for regular professional condition surveys on managed blocks. Call 01483 346 855.