That question — “am I being overcharged?” — is the one leaseholders ask us more than any other. Usually they’ve received a major works bill, it seems high, but they have no idea whether it actually is or not. They have no benchmark, no professional to ask, and no quick way to find out. Until now.
We built Section20.org.uk specifically to answer that question — clearly, professionally, and in 48 hours. Here’s how we do it, and what to look for yourself in the meantime.
The Problem: Leaseholders Have No Reference Point
When your car mechanic quotes you for a new clutch, you can get three more quotes in a day. When your freeholder sends you a bill for £18,000 towards a new roof, you have no obvious mechanism to check whether that’s fair — especially if the consultation appeared to follow the correct Section 20 process.
This is the fundamental information asymmetry at the heart of the leasehold system. Your freeholder and their managing agents deal with construction costs every day. They know the market. You don’t. And that gap is frequently exploited.
Warning Signs Your Bill May Be Inflated
While every case is different, over years of reviewing Section 20 bills we’ve identified consistent red flags:
- Only one or two quotes were obtained — proper competitive tendering requires at least three
- The selected contractor is affiliated with the managing agent — a clear conflict of interest
- The specification is vague or padded — “contingency: £4,500” with no explanation
- Project management fees are excessive — typically should not exceed 10-15% of the works value, yet we regularly see 20-25%
- The cost per square metre seems high — for example, external wall redecoration at £85/m² when the market rate is £40-55/m²
- VAT is charged on items that should be zero-rated — common on residential new-build elements
What We Do in 48 Hours
When you send us your Section 20 notice and the associated quotes or schedule of works, our qualified surveyors do the following:
- Break down every line item in the bill
- Price each item independently using current UK market rates — BCIS data, RICS guidance, and our own live construction cost databases
- Identify any procedural failures in the Section 20 consultation process
- Produce a written report with a clear conclusion: fair, slightly inflated, or significantly overpriced
- Recommend next steps — whether that’s formal challenge, tribunal application, or simply being reassured the bill is legitimate
Real Example: A South London Leaseholder
Last year we reviewed a bill for exterior redecoration and scaffold works on a 1930s mansion block in Clapham. The managing agent had quoted £62,000, split across twelve leaseholders — roughly £5,200 each. The consultation process appeared compliant on the surface.
Our review found the scaffold specification was almost double what the works actually required, the decorating rate was approximately 60% above market, and a “health and safety” line item of £3,800 had no corresponding works description. Our independent assessment valued the same works at £38,500 — a difference of £23,500 across the block, or nearly £2,000 per leaseholder.
Armed with our report, the residents’ association wrote a formal challenge letter. The managing agent settled at £44,000 — still above our assessment, but a reduction of £18,000 from their original demand.
What Does It Cost to Find Out?
We charge a fixed fee for our assessment — you’ll know the cost upfront, with no hourly billing and no surprises. Compare that to the alternative: paying an inflated bill, potentially overpaying by £5,000, £10,000, or more, and never knowing.
What If Your Bill Is Actually Fair?
We’ll tell you that too. Our job isn’t to find overcharging — it’s to give you an honest answer. If the bill stacks up against market rates and the consultation was properly conducted, we’ll say so. That peace of mind is worth something too.
Think your bill might be inflated? Get an independent assessment from Section20.org.uk — 48-hour turnaround, fixed fee. Email info@rapidqs.uk, WhatsApp us at +44 7438 628277 (5-minute response guaranteed), or fill in our contact form at section20.org.uk