Finding mold in your home can be stressful. It spreads quickly, it damages surfaces and it affects your air quality. Many people try to wipe it away with a cloth, only to watch it return a few days later. Here is the thing. Mold is not just a surface stain. It is a living organism that grows deep into porous materials. This is why proper mold removal and full mold remediation are necessary when you want long lasting results.

Let’s break it down in a clear, simple and honest way so you understand what mold really is, how it affects your home and how professionals get rid of it safely.

What Mold Actually Is and Why It Spreads

Mold is a type of fungus that thrives in damp, humid and poorly ventilated areas. It only needs moisture and an organic surface to grow. This is why it appears in bathrooms, basements, kitchens, crawl spaces and behind walls.

Common species include black mold, stachybotrys, aspergillus and penicillium. Many of these release spores into the air, which can trigger allergies and respiratory issues. When you see dark patches on walls or around windows, you are not just seeing dirt. You are looking at active growth that requires more than surface cleaning.

This is where real mold remediation becomes important.

Signs You Need Mold Removal Right Away

Some people ignore early signs because they think it is normal. The longer mold sits, the deeper it grows. Watch for:

• Musty or damp smells
• Black or green spots
• Flaky or bubbling paint
• Water stains on ceilings or walls
• Condensation in corners
• Visible mold on furniture
• Unexplained allergy symptoms

These are clear signals of mold growth that needs proper attention.

Why Mold Appears in Your Home

Mold needs moisture to live. If you can remove the moisture, you cut off its source. The most common causes include:

• Leaking pipes
• Roof leaks
• Poor ventilation
• High humidity
• Flooding
• Condensation on cold surfaces
• Damp basements

When moisture lingers, mold starts forming within 24 to 48 hours. That is why quick mold inspection matters when you notice early signs.

What Mold Removal Actually Means

Many people assume that mold removal means simply cleaning what they can see. Real removal means getting rid of visible mold and the mold growing inside surfaces. You cannot wipe away spores living under paint or inside drywall.

Professionals follow a complete process that targets both the surface and the source. This stops mold from coming back.

What Mold Remediation Means

Here’s what this really means. Mold remediation is a full restoration process. It includes stopping the moisture source, cleaning contaminated areas, repairing damage and restoring your home to a safe state.

It is a deeper and more structured process than simple cleaning. It deals with the root cause so the mold does not return.

Professional Mold Removal and Mold Remediation Explained

Let’s break down what a trained team does step by step. This helps you understand why professional work lasts longer than DIY cleaning.

1. Mold Inspection

A certified specialist checks the affected areas, measures humidity levels and identifies the mold species. This is important because black mold removal and general mold cleaning may require different approaches.

2. Containment

The team seals the affected area to prevent spores from spreading to other rooms. This keeps the rest of your home safe.

3. Air Filtration

HEPA air scrubbers remove airborne spores. These machines clean the air while the work is being done.

4. Mold Removal

Specialists remove contaminated materials that cannot be saved such as drywall, insulation or carpets if the mold has spread deeply. They also perform safe mildew removal on surfaces that can be cleaned.

5. Cleaning and Sanitizing

They use safe methods to clean walls, floors, ceilings and HVAC parts. This prevents mold regrowth and improves indoor air quality.

6. Repairs and Restoration

Once the mold is gone, the team fixes the damaged areas. This may include patching drywall, repainting walls or restoring structural surfaces.

7. Moisture Control

Finally, they guide you on how to stop future mold by improving airflow, reducing humidity and repairing leaks.

This is the complete cycle of true mold remediation.

DIY Mold Removal vs Professional Mold Removal

You can clean small patches of surface mold in a bathroom or kitchen. But here is the truth. DIY methods cannot reach mold inside walls, insulation or flooring. If you only clean what you can see, mold often returns within days.

Professionals use microbial remediation tools, HEPA filters, air scrubbers, moisture meters and dehumidifiers. They also follow strict safety steps to prevent contamination.

If you have more than a small patch, or if you suspect hidden mold, call a mold removal company for proper treatment.

Is Mold Dangerous to Your Health

Yes. Certain species like black mold can cause breathing issues, headaches, fatigue, coughing and skin irritation. Children, seniors and people with asthma are at higher risk.

Even less toxic species can trigger allergies. Mold spreads spores into the air, which means you breathe it unknowingly.

This is why safe and complete mold removal and mold remediation are important for a healthy living environment.

How Long Mold Remediation Takes

Small scale work may take a day. Larger areas with wall damage or water leaks may take several days. The timeline depends on:

• How deep the mold has grown
• How much material must be removed
• Whether structural repairs are needed
• Humidity levels in the home

A full mold remediation plan includes cleaning, drying, repairs and prevention steps.

How to Prevent Mold From Coming Back

After treatment, focus on long term prevention. Here are practical habits that help.

• Use bathroom and kitchen exhaust fans
• Fix leaks immediately
• Keep indoor humidity below 55 percent
• Open windows for airflow
• Use a dehumidifier in damp rooms
• Improve insulation in cold corners
• Clean condensation around windows
• Check basements during rainy seasons

Mold is a moisture problem first. If you control the moisture, you control the mold.

FAQ About Mold Removal and Mold Remediation

1. What is the difference between mold removal and mold remediation

Mold removal focuses on eliminating visible mold. Mold remediation goes deeper and fixes moisture issues, repairs damage and restores the area so mold does not return.

2. Can I remove mold myself

You can clean small patches, but large or hidden mold requires professional mold removal. DIY methods often miss spores inside walls.

3. How do I know if mold is dangerous

If you see dark patches, smell musty odors or suspect black mold, get a mold inspection. Some species release harmful spores.

4. How long does mold remediation take

It depends on the scale of damage. Small areas take a day. Larger projects take several days to remove mold, dry moisture and restore surfaces.

5. Does insurance cover mold

Some policies cover mold caused by sudden leaks or flooding. Long term moisture problems may not be covered.

6. Why does mold keep coming back

Mold returns when moisture remains. Fixing leaks, improving ventilation and reducing humidity are essential for long term prevention.

If you keep seeing condensation on windows every morning, you are not alone. Many homes deal with window condensation, especially during colder months. Still, most people are unsure why it appears, whether it is dangerous or how to stop it without replacing every window in the house.

Let’s break it down in a simple and useful way so you understand exactly what causes moisture on windows, how to get rid of it and how to protect your home from damp, mold and long term damage.

What Condensation on Windows Actually Means

When warm indoor air meets cold glass, the water vapor in the air turns into droplets. This is what creates water on the inside of windows. If the air inside your home has too much humidity, the glass becomes the perfect place for that moisture to settle.

This explains why you often see condensation on bathroom windows or in rooms without proper ventilation.

The real issue is not the glass. The issue is the air in the room.

Why Condensation Happens in the First Place

Most homes today are sealed tightly to save energy. While this helps with bills, it also traps humidity inside. Everyday activities release moisture without you even noticing.

Cooking
Showering
Drying clothes indoors
Breathing and sleeping
Using humidifiers

When this moisture cannot escape, it settles on cold surfaces, creating foggy windows, misted windows and even dripping windows.

If the problem becomes severe, you may start seeing damp patches, peeling paint or mold. This is when condensation on windows becomes more than a small inconvenience.

Common Signs You Have a Condensation Problem

You may already know you have wet windows, but here are the specific signs to look for.

• Water pooling on the window sill
• Thick droplets forming every morning
• Condensation forming between panes of glass
• Black mold around the frame
• Musty smells in the room
• Wallpaper peeling near the window

These signs point to high humidity and poor ventilation, which means you need to take action before the damage spreads.

Condensation Between Window Panes: A Different Problem

If the moisture is between the glass of double glazed windows, this is not regular window condensation. It means the window seal has failed. The insulating gas has escaped and the unit is no longer airtight.

This issue requires repair or replacement of the glass unit. A simple cleaning will not fix condensation between window panes.

Is Condensation on Windows Dangerous

Mild moisture on windows is normal, especially on cold days. The problem begins when droplets collect for weeks or months. This moisture can feed mold, damage paint and weaken timber frames.

Black mold, commonly found around wet windows, can trigger allergies and breathing problems. That is why reducing humidity is important for both your home and your health.

How to Stop Condensation on Windows: Practical Steps That Work

Here is what actually helps. No complicated tools. No heavy renovations. Just practical habits and smart adjustments.

1. Increase Ventilation

Fresh air helps reduce humidity. Open windows for a few minutes each morning or use trickle vents if you have them. This is one of the best ways to reduce indoor moisture.

2. Use Extractor Fans

Bathrooms and kitchens need strong airflow. Keep fans running after showers or cooking to remove excess moisture.

3. Move Furniture Away From Windows

Crowded walls trap moisture. Leave small gaps between furniture and cold surfaces so air can circulate freely.

4. Reduce Indoor Drying

Drying clothes indoors creates a lot of humidity. Use an outdoor space or a dryer whenever possible.

5. Control the Temperature

Keeping a stable room temperature helps slow down condensation. Cold homes attract more moisture.

6. Use a Dehumidifier

A dehumidifier pulls moisture out of the air and solves problems quickly. It is a simple fix for severe condensation on windows.

7. Repair Failed Seals

If you have moisture inside double glazing, fix the seal or replace the unit. This restores insulation and reduces window condensation.

8. Improve Insulation

Well insulated windows keep the glass warmer. Warm glass attracts less condensation.

When to Worry About Condensation

Light moisture is normal. Worry when:

• Condensation appears all day, not just morning
• Water drips onto the sill daily
• Walls around the window feel damp
• Black mold keeps returning
• Windows remain foggy even with ventilation

These signs show deeper moisture problems that may need professional attention.

Which Rooms Are Most at Risk

Some rooms naturally create more moisture. These include:

• Bathrooms
• Kitchens
• Bedrooms
• Basements
• Laundry rooms

Understanding the source of humidity helps you choose the right humidity control solutions.

Do New Windows Stop Condensation

This is a common question. New windows can reduce condensation on double glazing, but they cannot solve humidity problems on their own. You still need proper airflow, temperature control and moisture management.

Replacing windows is helpful when the seals have failed, or the frames are damaged, but it should not be your first solution.

Practical Long Term Solutions for a Dry Healthy Home

To keep condensation away for good, focus on these long term habits.

Keep rooms ventilated daily
Repair leaks
Use extractor fans consistently
Avoid blocking vents
Monitor indoor humidity levels
Check windows for mold and damp patches
Use energy efficient glazing where needed

Small steps make a big difference over time.

FAQ About Condensation on Windows

1. What causes condensation on windows?

Warm and humid indoor air touching cold glass creates condensation on windows. Cooking, showers, and poor ventilation make it worse.

2. How do I stop condensation on bedroom windows?

Improve airflow, keep the room slightly warmer and use a dehumidifier if needed. Bedrooms often trap moisture at night.

3. Why do my double glazed windows fog up

If the fog is between panes, the seal has failed. If it is on the inner surface, it is due to normal indoor humidity.

4. Is condensation harmful?

Yes. Ongoing window condensation can cause mold growth, damp patches and damage to frames and walls.

5. Will new windows fix condensation?

New windows help only when the seal has failed or insulation is poor. Humidity control is still necessary.

6. Why do I get more condensation in winter?

Cold outdoor temperatures cool the glass, while indoor heating increases humidity. This contrast increases water on inside of windows.

7. Can I paint over mold near windows?

You can, but the mold will return unless you fix the moisture problem. Always treat mold before painting.

If you are noticing tiny holes in your timber, weak floorboards or dust around your wood surfaces, you may be dealing with woodworm. Most people discover it when the damage is already spreading. The problem is that wood boring insects work quietly. By the time you see visible signs, they may have already weakened important parts of your home.

This guide will help you understand woodworm treatment, how it works and how to stop an infestation before it becomes costly. We will explore the real causes, warning signs, trusted solutions and the step by step process professionals use. By the end, you will know exactly how to protect your timber and furniture with confidence.

What Is Woodworm?

The word woodworm refers to the larvae of several wood boring beetles. These larvae feed on timber from the inside and leave round holes when they exit. The common furniture beetle is responsible for most cases, but species like the house longhorn beetle and deathwatch beetle can also invade homes.

The important point is this. You are not just dealing with insects. You are dealing with larvae that eat through structural timber. This makes early woodworm inspection essential.

Common Signs You Need Woodworm Treatment

Before you think about any kind of woodworm control, you need to confirm that an infestation is active. Look for these signs.

• Small round exit holes in timber
• Fine dust known as frass around furniture or floorboards
• Weak or crumbling edges on wood
• Soft or hollow sounding beams
• Beetles seen near windows or light sources

If you notice any of these, you are not dealing with simple cosmetic damage. You may need woodworm removal as soon as possible.

Why Woodworm Appears in the First Place

People often ask why it started. The truth is simple. Wood boring insects prefer timber that has the right moisture level. Damp areas like basements, attic spaces, old floorboards and poorly ventilated rooms invite larvae. When the insects find timber that suits them, they lay eggs and the cycle begins.

Good ventilation and dry wood can prevent a lot of problems. But if the infestation has already started, you need a direct woodworm treatment that targets the larvae inside the wood.

How Woodworm Damages Your Home

When larvae feed inside timber, they weaken the structure from within. This makes beams, joists and floorboards vulnerable. Over time, you may face sagging floors, timber collapse or expensive repairs.

This is why professionals always recommend a full timber pest treatment instead of surface cleaning or DIY sprays. The goal is to protect the entire wood structure, not just the visible layer.

Professional Woodworm Treatment Explained

Let’s break down how a specialist handles the problem from start to finish. The process is clear and direct.

1. Full Inspection

A trained surveyor checks all vulnerable areas. They identify the insect species, confirm whether activity is fresh and check how deeply the larvae have entered the timber. This is the most important stage because real solutions start with accurate diagnosis. Professionals use NER insights like species identification to choose the right approach.

2. Surface Cleaning

The timber is brushed to remove dust and debris. This lets the treatment soak into the wood more effectively.

3. Application of Woodworm Treatment Chemical

A treatment fluid is applied to the timber. It penetrates deep inside and kills larvae on contact. This step stops the ongoing damage. This method is safe, long lasting and widely used for wood boring insect treatment.

4. Strength Check and Repairs

If any areas have been badly affected, the team reinforces or repairs the timber. This ensures structure safety.

5. Prevention for Future Protection

Once the infestation is gone, the specialist guides you on moisture control, ventilation improvements and long term woodworm prevention.

DIY Woodworm Treatment vs Professional Treatment

Here is the thing. Many people start with DIY products because they seem simple and affordable. The challenge is that DIY sprays only reach the outer layer of the wood. Larvae live deep inside. Without deep penetration, the infestation returns.

Professionals use stronger formulas that move through the timber and kill larvae where they are hiding. They also identify the exact beetle type which influences the treatment plan.

If your issue involves roof beams, large floor areas or structural timber, a professional woodworm treatment is the safest option.

How Long Woodworm Treatment Takes

The treatment itself is usually completed in a single visit. Most surfaces dry within a few hours. If structural repairs are needed, the timeline increases, but this depends on the amount of damage.

The important part is follow up monitoring. That ensures no fresh holes appear and confirms full woodworm elimination.

Protecting Timber After Treatment

Once the infestation is gone, you want to keep your home safe. Focus on the basics.

• Improve ventilation
• Fix leaks and damp spots
• Maintain steady temperature and airflow
• Inspect furniture regularly
• Keep attic and basement areas dry
• Use timber preservation products when needed

Small steps often prevent future infestations and keep your wood strong and healthy.

Why Professional Woodworm Treatment Is Worth It

When you hire a specialist, you get more than just chemicals. You get experience, accurate diagnosis and long term peace of mind. A professional can identify whether your problem is due to the common furniture beetle, longhorn beetle or another pest. That matters because each insect behaves differently.

A professional service also offers treatment guarantees, safe products and proper repair of damaged timber. For homeowners who want to protect their property for the long run, this is the smartest route.

FAQ About Woodworm Treatment

1. How do I know if woodworm is still active?

If you see fresh frass, new holes or light wood around the edges, the infestation is active. A woodworm inspection confirms this with certainty.

2. Can I treat woodworm myself?

You can try DIY products for minor furniture pieces but deep or structural infestations need professional woodworm removal. DIY sprays may not reach the larvae inside the timber.

3. How long does the treatment last?

A good woodworm control treatment protects timber for many years. Most professionals offer long term guarantees.

4. Will the treatment damage my furniture?

No. Safe chemical treatments used for woodworm treatment are designed to protect both structural timber and delicate wood surfaces.

5. What areas of the home are most at risk?

Attics, basements, roof joists, floorboards, antique furniture and damp rooms are the most common areas for woodworm infestation.

6. How much does woodworm treatment cost?

The cost depends on the size of the affected area and the level of damage. A surveyor gives an accurate quote after inspection.

Final Thoughts

Dealing with woodworm can feel overwhelming, but the right approach makes the problem manageable. Once you understand the signs, causes and treatment options, protecting your home becomes much easier. A trusted woodworm specialist can remove the infestation, protect your timber and help you prevent future issues.

If you suspect any activity, act early. Early woodworm treatment saves your wood, saves your money and saves your home from deeper structural problems.

Generally, repointing a house every 40+ years is recommended, but this can vary with weather conditions and building age. 

In this post, we will explain what repointing is, how to identify if your home needs it, and the benefits of doing it right.

Key Takeaways

• Repointing is essential for maintaining the structural integrity and aesthetic of brickwork, as it addresses mortar joint deterioration caused by weather and aging.
• Regular inspections and repointing every 40+ years are recommended to prevent significant damage, with signs like cracks and damp patches indicating the need for immediate attention.
• While DIY repointing is feasible for minor repairs, professional services are recommended for extensive work to ensure quality and longevity, ultimately saving costs on future repairs.

What is Repointing?

Repointing maintains mortar joints in brickwork, which is crucial for both structural integrity and aesthetic appeal. This process involves replacing old, damaged mortar with new mortar for enhanced brickwork stability and durability.

Over time, factors like age, weather, and wear cause mortar deterioration, leading to weakened joints between bricks and potential water damage. 

Properly executed repointing enhances the building’s appearance and significantly boosts its resistance to water infiltration, as effective water regulation in masonry walls depends on the condition of mortar joints.

Poorly executed repointing, on the other hand, can be detrimental and lead to potentially irreparable damage. Additionally, using the correct materials and techniques is vital for preserving brickwork integrity.

Frequency of Repointing Your House

The frequency of repointing your house depends on several factors. Although the lifespan of mortar typically lasts around 40+ years, certain weather conditions like harsh weather, salt spray, and high altitudes can accelerate its deterioration.

As a homeowner in the UK, you should repoint your brick walls every 40+ years to maintain structural integrity. However, periodic inspections are still essential to identify early signs of damage, such as cracks or crumbling mortar.

The age of the building, construction quality, and environmental conditions all influence repointing frequency. 

Vigilance in addressing issues promptly helps avoid extensive, costly repairs, ensuring your brickwork remains functional and attractive for years.

Signs That Indicate Your House Needs Repointing

Visible damage to the bricks indicates that the mortar between the bricks is no longer supportive and needs immediate attention. 

Recognising signs that your house needs repointing can prevent significant structural damage and costly repairs. 

The signs to look out for include:

• Cracks in the bricks
• Softness of the bricks
• Loose bricks falling out
• Gaps in the mortar
• Visible holes in the bricks
• Serious damage to the stones falling out
• Damp patches on walls, especially in lower areas, suggest water ingress through deteriorated mortar joints, particularly in harsh weather conditions like rain.
• Moss or algae in the mortar joints also indicate moisture accumulation and the need for repointing to prevent water leaks. 

Recognising and addressing these signs early helps maintain the structural integrity and aesthetic appeal of your existing brickwork.

Why Lime Mortar Is Essential for Historic Buildings

Lime mortar is crucial for restoring and preserving historic buildings due to its unique properties. Unlike modern cement mortar, lime mortar is flexible, allowing historic buildings to shift naturally without cracking, thus maintaining their structural integrity.

Another advantage of lime mortar is its ability to prevent moisture from being trapped within walls. Key benefits include:

• Absorbing and releasing moisture
• Preventing frost and weather damage
• Providing breathability which is essential for maintaining masonry health over time.

Matching new mortar to the original mortar’s properties is important because:

• It maintains the wall’s breathability and aesthetic appeal.
• Lime mortar can be tinted to match existing mortar, ensuring seamless restoration with the historic structure.
• Using a too-strong mortar mix can cause bricks to spall and crack, making lime mortar the preferred choice for historic buildings.

The Process of Repointing Brickwork

Repointing brickwork is a meticulous task involving several critical steps. Initially, repointing involves removing old, damaged mortar with a hammer and chisel, ensuring not to damage the bricks. This creates a clean base for the new mortar.

After removing the old mortar, thoroughly clean the gaps of dust and debris to ensure proper adhesion of the new mortar. Mix the new mortar in consistent ratios to maintain uniformity in colour and texture.

Repointing typically starts from the top of the wall and works downwards to manage dust and water. Fill vertical joints after completing two or three horizontal rows for thorough application. Remove excess mortar with a wire brush for a clean finish.

Finally, check the wall’s final appearance to ensure it is visually appealing and weather-resistant. Properly executed repointing restores brickwork strength and durability while enhancing its aesthetic appeal, making it an essential maintenance task for any brick building.

DIY vs Professional Repointing

Deciding between DIY and professional repointing can be challenging. While DIY repointing may suit small areas and simple tasks, it is labour-intensive and requires skill. Essential tools you will generally need include:

• Hammer
• Chisel
• Pointing trowel
• Mortarboard. 

However, a lack of experience can lead to mistakes.

Professional repointing generally provides better quality results, saves time, and minimises errors. 

For larger or more complex jobs, hiring a professional is recommended to maintain the building’s structural and aesthetic integrity, especially for listed buildings requiring historical accuracy.

While professional repointing may have higher upfront costs, it is often more cost-effective in the long run by avoiding costly repairs and ensuring proper completion. This way, your building is sure to get the benefits of the maintenance procedure.

Environ Property Services: London’s #1 Choice for Precision Brick Repointing That Lasts for Decades

Repointing is something most homeowners only need to do once in a generation, but it’s only worth doing once if it’s done right. 

At Environ Property Services, we help London homeowners extend the lifespan of their brickwork by repointing it to something that’s built to endure. Our process involves removing the deteriorated mortar by hand, assessing the original composition, and applying fresh lime-based mortar tailored to your building’s age and construction. This ensures breathability, durability, and lasting strength.

From historic townhouses in Chelsea to modern builds across Greater London, our team applies conservation-grade techniques with care and accuracy. 

Every project is delivered by skilled professionals who understand the science and history behind your walls. So, if your property is showing signs of mortar erosion, gaps, crumbling joints, or water ingress, call us today or request a callback to schedule an expert inspection. 

With Environ Property Services, you can repoint once and rely on it for decades to come.

Frequently Asked Questions

How often should I repoint my house?

You should repoint your brick walls approximately every 40 years, but it is crucial to conduct regular inspections to catch any early signs of deterioration.

What are the signs that my house needs repointing?

If you observe cracks in the mortar joints, visible brick damage, damp patches on walls, or moss and algae growth in the mortar, your house likely needs repointing. Addressing these issues promptly will help maintain your home’s structural integrity.

Why is lime mortar essential for historic buildings?

Lime mortar is essential for historic buildings because it offers flexibility, accommodates natural shifting, prevents moisture entrapment, and preserves both breathability and aesthetic integrity. Its unique properties ensure the longevity and stability of these structures.

Can I repoint my house myself?

You can repoint your house yourself for small areas, but it is labour-intensive and requires skill. For larger projects, hiring a professional is advisable to ensure quality and longevity.

Conclusion

Maintaining the mortar joints of your brickwork is crucial for the structural integrity and aesthetic appeal of your home. Regular repointing can prevent water damage, maintain structural integrity, and enhance the longevity of your brickwork. 

By recognising the signs that indicate the need for repointing and understanding the importance of using the right materials, you can ensure your brick homes remain in excellent condition.

Choosing between DIY and professional repointing depends on the scope and complexity of the job, but hiring professionals often ensures higher quality and longer-lasting results. 

With our expertise at Environ Property Services, you can trust that your repointing and restoration needs will be met with precision and care, preserving the beauty and history of your properties for generations to come.

What does Section 20 mean for freeholders, property managers and landlords?

UNDERSTANDING SECTION 20

Section 20 of the Landlord and Tenant Act 1985 is a cornerstone of leaseholder protection in England and Wales. This crucial piece of legislation mandates a thorough consultation process between landlords and leaseholders before any qualifying works or long-term agreements are undertaken that would result in service charges exceeding £250 per leaseholder. The essence of Section 20 is to ensure transparency and involvement, allowing leaseholders to be fully informed and to voice their observations or objections regarding the proposed works or agreements. This consultation process is designed to prevent any unexpected financial burdens on leaseholders and to ensure that the decisions made are in the best interest of all parties involved.

WHAT DOES SECTION 20 MEAN FOR LEASEHOLDERS?

Section 20 considers freeholders, Resident’s Management Companies, Right to Manage Companies or any other property managers with freehold responsibilities as landlords – remember this wherever we refer to “landlords” below.

If you are a leaseholder, certain parts of the building you live in will be your responsibility to look after, while others will be your landlord’s.

Your lease will describe which are which. Usually, you will be responsible for the interior of your property while your landlord will be responsible for the wider structure and any communal areas or shared building services.

Landlords can recover some or all of the costs of these works from the leaseholders through a service charge. In 2003, Section 20 was added to the Landlord and Tenant Act to protect leaseholders from being overcharged by their landlords.

Repairs and maintenance performed by the landlord for which they can charge leaseholders are known as “qualifying works”.

If the charge for any qualifying works exceeds £250 for any one leaseholder, your landlord is legally obligated to carry out the Section 20 procedures; otherwise, the maximum they can charge you is £250.

Section 20 also covers any qualifying long-term agreements for ongoing contracts such as maintenance for lifts and entry systems, roof repair, painting, cleaning, gardening and so on if the yearly costs exceed £100 for any one leaseholder.

Your landlord must follow the Section 20 procedures even if the work they are carrying out was requested by the leaseholders or a Recognised Tenants Association.

HOW DOES SECTION 20 PROTECT LEASEHOLDERS?

Section 20 procedures provide transparency to the tender process so that leaseholders can be sure that they are being fairly charged for any qualifying works and that the chosen contractors are likely to complete the works to a high standard.

There is a strict, three-stage procedure which your landlords must follow. Failure to comply with any stage of the procedure will make them unable to charge more than £250 for one-off works or £100 a year for long term agreements.

The Section 20 consultation process ensures that all leaseholders are treated fairly, avoiding unequal service charge contributions by requiring landlords to disclose estimated costs and justify how they were calculated. During the consultation period, private landlords must adhere to precise procedures, including providing leaseholders with detailed information about the costs incurred or expected for such an agreement.

Where Section 20 cases have been taken to the First Tier Tribunal, they have interpreted the legislation to the letter – there is no negotiation, and landlords cannot claim they were unfamiliar with the legislation as an excuse.

Stage One: The Notice Of Intention And Pre-Tender

Under the Section 20 consultation process, the landlord carries the responsibility to consult leaseholders before carrying out major works or entering into long-term agreements for services. They may also be able to charge you for improvements, if your lease states that you are liable to contribute to them.

Landlords must serve all leaseholders a Notice of Intention to Carry Out Works which describes, in writing, the maintenance, repairs or improvements which are being proposed, why they are necessary and why the leaseholders are liable to pay a service charge.

Leaseholders then have 30 days to provide their feedback and nominate contractors to perform the works. The landlord is responsible to obtain estimates from these nominated contractors, ensuring they meet necessary criteria such as carrying liability insurance. Even if just one leaseholder nominates a contractor, the landlord must consider them for the tender process.

Stage Two: The Statement Of Estimates And Tender

If everyone is happy with the proposed works, the landlords must then gather at least two estimates for the costs from contractors or quantity surveyors, at least one of which must be provided by a contractor or surveyor chosen by the leaseholders or Recognised Tenants Association.

The landlord then presents the Leaseholders with a Statement of Estimates, which includes at least two quotes for the works, one of which must be from a leaseholder-nominated contractor or surveyor. Again, the leaseholders have 30 days to comment.

Leaseholders also have the right to view any of the other estimates gathered by the landlord which were not included in the Statement of Estimates.

Stage Three: The Notice Of Reasons And Award Of Contract

The landlord will then appoint a contractor to carry out the work. If the contractor was not chosen by the leaseholders or will not be working to the lowest estimate from stage two, they must provide leaseholders with a Notice of Reasons explaining their decision within 21 days of entering into the contract.

If leaseholders are happy with the chosen contractor, the contract will be awarded, and the work can proceed.

SHOULD I NOMINATE MY OWN CONTRACTOR DURING SECTION 20 PROCEDURES?

There are many reasons you might want to nominate your own contractor for the Section 20 procedures. They may be a contractor you have worked with before or one who has been recommended to you by a trusted source.

If you approach contractors directly, you may also be able to negotiate works on your own property in exchange for being awarded the contract for the qualifying works.

It’s always worth nominating your own contractor so that you have some control over the process. Remember that your landlord must consider all nominated contractors, even if you are the only one to suggest them, though your odds of having them chosen are much higher if you can get other leaseholders or the Recognised Tenants Association on board.

WHY NOMINATE ENVIRON PROPERTY SERVICES FOR SECTION 20 WORKS?

At Environ, we have extensive experience in providing both large scale qualifying works and ongoing maintenance contracts. We’re a family-run company who have built our reputation through high quality work at a fair price.

Our teams of skilled tradespeople always have an excellent rapport with the leaseholders of any properties we work on, and we do our best to make sure everyone who lives in the building is as informed and undisturbed during the works as possible.

We have a genuine passion for taking care of London’s buildings, especially its irreplaceable Georgian, Edwardian and Victorian architecture. Director Terry Clark is a member of the Society for the Protection of Ancient Buildings, and we’re proud of our portfolio of Conservation Area and listed building restorations.

Best of all, we provide an all-in-one, top-to-bottom service, from roofing and plumbing to carpentry and electrics – all with reliable project management and transparent contracts.

If you want to nominate us for Section 20 works, call our friendly customer service team now or request your call back.All the above information is shared from our perspective as contractors and is not legal advice. For further information, please read the Section 20 legislation here or contact a solicitor familiar with property law.