Help & Support

A Section 20 notice is a formal communication that:

• Explains the works or services we propose,
• Includes estimated costs, and
• Gives you the opportunity to take part in the consultation.

We send a notice to every affected leaseholder and any registered tenants’ association. Your feedback plays a key role in shaping the final approach.

You’ll receive up to three notices, depending on the stage of the process:

1. Pre‑tender stage (Notice of Intention) – before we invite contractors to provide estimates
2. Tender stage (Notification of Estimates) – after we receive tenders and have clearer cost information
3. Award of contract stage – only issued if the contract is awarded to a contractor who is not the lowest tenderer

These notices ensure you’re kept informed each step of the way.

As part of your lease, you pay towards the cost of maintaining and improving the building and estate. Section 20 of the Landlord and Tenant Act 1985 (as amended by the Commonhold and Leasehold Reform Act 2002) requires us to consult with you when certain works or services exceed the legal thresholds.
This ensures you’re kept informed, able to comment, and involved in decisions affecting your home and community.

If we fail to carry out the required consultation, the amount we can recover from each leaseholder is legally capped at:

• £100 per leaseholder for a service
• £250 per leaseholder for works on each job

This is why the consultation process is essential — to ensure transparency, fairness, and lawful recovery of costs.

No action is required unless you want to make an observation.
If you would like to comment, please email: Section20works@VIVIDhomes.co.uk.

If your building is managed by an external managing agent who provides these services, the works will not be included in this programme.

If your building does not have a communal door, however you received a letter about communal doors then it does not apply to you and no further action is needed.

You can make observations during the 30‑day consultation period following the Notice of Intention.
We’ll consider all comments, but if the works are essential, we may still need to proceed to meet our legal and safety obligations. If that’s the case, we’ll explain the reasons clearly.

A QLTA is an agreement between the landlord and a supplier or contractor lasting more than 12 months.
These ensure continuity, quality, and long-term value for your building.
Agreements entered before 31 October 2003 are exempt.

Yes. You’ll have 30 days during both Stage 1 and Stage 2 to make observations.
We will:

• Carefully consider your comments,
• Respond within 21 days, and
• Allow you to propose a contractor (except where public notice rules apply).

Your feedback is extremely important to us.

For high‑value works or services, the public sector must:

• Advertise the opportunity publicly,
• Invite qualified contractors to tender, and
• Follow a transparent, competitive process to ensure best value.

This is sometimes known as issuing an Invitation to Tender (ITT). More information is available at:
https://www.gov.uk/guidance/public-sector-procurement

In this instance, no.
Because the contract value requires public notice under Schedule 2, nominations cannot be accepted to ensure compliance with procurement regulations and a fair, open tender process.

Not always.
We evaluate tenders against a range of criteria, including:

• Quality of work
• Workforce experience and size
• Health and safety compliance
• Insurance
• Cost

This ensures we choose the best overall value, not just the lowest price.

We can’t give an estimate yet because the tender process hasn’t begun.
Once contractor tenders are received, we’ll provide you with cost information as part of the consultation process

Day‑to‑day repairs are included in your annual service charges.
However, when works exceed £250 per property, we're legally required to follow the Section 20 consultation process before charging leaseholders or shared owners. This ensures transparency and gives you a voice in the process.

Yes. We'll deduct any relevant sinking fund contributions from the total cost of the works.
If costs exceed the fund, you’ll receive a final account showing any remaining balance.

After the contract is awarded, we’ll send a Schedule 3 notice including estimated costs.
If the sinking fund doesn’t cover the full cost:

• The remaining balance will appear on your next service charge statement
• You’ll have 12 months to pay
• Our Income Recovery Team will support you with any concerns

The buyer’s solicitor will request a Leasehold/Management Pack, which will include details of planned works.
If you sell before billing:

• The new owner will usually be responsible for the charges
• In some cases, solicitors may agree a retention fee between themselves to cover future costs
  VIVID is not involved in arranging these agreements.

We expect any outstanding charges to be settled by the owner at the point of billing.
Solicitors may sometimes set aside a retention fee to cover these costs, but this is arranged independently.
If fees remain unpaid, you'll be liable.

If the works relate to communal areas or elements covered by your lease, they are chargeable to all relevant leaseholders.
For example, ground‑floor residents still contribute to lift maintenance because lifts form part of the communal building infrastructure.

Please let us know as soon as possible are there is typically a 6‑month defects period after completion.
Any issues identified during this time can be addressed by the contractor. After this period, only recognised defects can be considered.