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Red-brick mansion blocks with gabled bays against a blue sky

Section 20 Major Works Contractors Priced to survive consultation, built with residents at home. Free major works specification and estimate, across London and the UK.

Our track record

100% of projects delivered ahead
of programme and on budget

What our clients get

  • 12 weeksto rebuild a 400 sq m penthouse while the rest of the building stayed fully occupied
  • 60%of the labour on site is our own, so the programme never waits on another firm's diary
  • 0snags at handover, with every certificate and guarantee in the block's file
  • £10Mcover each for public and employers' liability, for your board and the block's insurer

Block major works that pass consultation and keep the block lived in

Every major works project is judged twice: by the leaseholders who pay for it and by the residents who live through it. Section 20 asks you to consult on the works and on at least two estimates before a contract is signed. We supply the contractor's half: a clear scope, a price that holds, and works finished on the agreed date.

We work alongside your surveyor and managing agent, never in their place. Roofs, windows, external decoration, lifts and communal areas run under one contract, with one site manager answerable for all of it. Best fit: managing agents, RMC and RTM directors and freeholders with works from £100,000. Holding a notice as a leaseholder? Start with your managing agent.

We work across London and the UK, from Aldgate, Kensington and Canary Wharf to Bethnal Green, Banbury and Manchester. See all locations.

Brick apartment block wrapped in scaffolding for external works

Trusted by leading businesses

  • Trainline
  • Auto Trader
  • YouTube
  • Medusa
  • Fuse
  • Drakes
  • PTOS
  • Close Connections
  • Marnie
  • Vortex Post
  • Minds Ahead
  • Missy
  • Fora
  • Gama Healthcare
  • Equinix
  • Hubble
  • B-Engineering

Block major works under one contract, from roofs to external redecoration

Every package in your surveyor's report, delivered by one team and signed off once. Part of our landlord and compliance works.

Painter on a ladder redecorating a white rendered building facade

External repairs and redecoration

Masonry, render and joinery repaired, then every elevation prepared and painted, one scaffold lift at a time.

Two roofers with harnesses and safety lines renewing a block roof

Roof replacement

Coverings, insulation, gutters and downpipes renewed above lived-in top floors, with the roof made watertight every night.

Brick apartment facade with new windows and a Juliet balcony door

Windows and balcony doors

Old frames replaced flat by flat, with each visit booked around residents and every opening sealed before we leave.

Concrete deck-access stairs and walkways with green railings on a London block

Balconies, walkways and structure

Concrete repairs, balustrades, decks and access walkways repaired or renewed, each repair checked by the structural engineer.

Residential lift lobby with timber-lined walls and lift doors

Lifts and lift lobbies

Lifts replaced or modernised, with a working lift kept available wherever the building has two, and lobbies refurbished alongside.

White communal stairwell with teal handrail and stair landing

Communal areas and services

Entrance halls, stairs and corridors refurbished, with lighting, door entry, fire doors and drainage renewed.

How it works

How a Section 20 project runs with us

01

Send the report

Upload the surveyor's report, the planned maintenance plan or simply photos. We read it against the building and walk the block with your managing agent.

02

Specification and estimate

The works described plainly and priced by package, with a programme. It is ready to sit beside other estimates, and it costs nothing.

03

Through consultation

Our estimate goes into your statement of estimates as it stands. Questions leaseholders raise about the works come back to us, and we answer them in writing.

04

Works around residents

Letters before each stage, scaffold and site areas kept secure, noisy work held to agreed hours, and flat visits booked in advance.

05

Handover and final account

A walk-round with your surveyor, defects closed, guarantees and certificates filed, and a final account ready for the service charge accounts.

Hardback project guide cover, shown as a studio render

The Craftex Guide to Fit-Out and MEP Projects

How lifts, communal lighting and fire alarms are replaced in a building people live in, and the certificates handed over at the end.

Our promises

Six promises, written into your contract

  1. One contract, one site manager

    Roofs, windows, decoration, lifts and communal works sit under one contract, so nobody can pass a problem to another firm.

    Kensington Olympia, where we ran the whole project as main contractor from first design to handover.

  2. The tendered sum holds

    Any change is priced and agreed in writing before it is built, so leaseholders hear about it from you first.

    Every Craftex project to date finished on budget.

  3. Residents stay at home

    Deliveries, noise and waste are planned with the building managers, and every visit inside a flat is booked ahead.

    Kensington Olympia, where the building managers were pleased with our deliveries and noise control while every other flat stayed occupied.

  4. Done by the agreed date

    The completion date comes from your programme and goes into the contract. Our own trades keep it moving.

    Pan Peninsula, Canary Wharf: a 290 sq m penthouse near the top of a residential tower, finished on time and on budget.

  5. Cover your board expects

    £10M public liability and £10M employers' liability, professional indemnity on request, ISO 9001, 14001 and 45001, and CHAS.

    The accreditations at the foot of this page.

  6. Zero snags, a complete file

    Certificates, guarantees, lift test records and as-built drawings arrive together at handover.

    Beaumont House, Kensington: 750 sq m handed over in three weeks with zero snags.

Example quotation for a 48-flat block's major works, with a sticky note

Already have a quote? Send it to us. We'll beat it.

Holding a single tender? Send it with the specification. We price the same scope, so your statement of estimates compares like with like.

Compare your quotes

Where major works usually go wrong, and what we do instead

AreaThe usual riskWith Craftex
ResponsibilityA roofer, a window firm and a decorator on separate orders, each blaming the others for the next leak.One main contractor answers for every package in the specification.
The final billThe scope grows after the notices go out, and leaseholders face a charge far above the estimate.Opening-up risks priced in the estimate, and nothing extra built until you approve it in writing.
DisruptionScaffold across bedroom windows, nobody explaining the noise, and every complaint landing on the managing agent.A resident plan agreed with you before the first scaffold tube goes up.
The dateScaffold meant to stand for six weeks is still there six months later.Long-lead windows and lift equipment ordered early, with weather days built into the programme.
ComplianceWork started without building control, a highway licence for the scaffold or the approvals a taller block needs.We run every approval, from building control and highway licences to the conditions set by your insurer.
HandoverMissing guarantees and certificates hold up the next flat sale or the building's insurance renewal.Defects closed and the full file in your hands on the day we leave site.

Section 20 major works: what each package involves

What each package usually covers and what sets its programme. Every figure comes from your specification after we have walked the block.

PackageWhat it usually coversWhat sets the programme
External repairs and redecorationScaffold, masonry and render repairs, joinery, preparation and paintingNumber of elevations, scaffold design and the weather
Roof replacementStrip-off, insulation, new covering, gutters, downpipes and roof safetyRoof area, access and dry-weather windows
Window replacementNew frames and glazing, flat by flat, with making good insideManufacturing lead time and access to each flat
Balconies, walkways and structural repairsConcrete repair, balustrades, decks, walkway surfaces and engineer's inspectionsWhat is found once surfaces are opened up
Lift replacement or modernisationNew car, machinery and controls, plus lobby refurbishmentEquipment lead time and keeping residents moving
Communal areas and servicesEntrance halls, stairs, corridors, lighting, door entry, fire doors and drainagePhasing floor by floor around residents
Section 20 consultation (run by your managing agent)Notice of intention, statement of estimates, notice of reasons where neededTwo 30-day stages under the 2003 consultation regulations, before any contract is signed
Specification and estimateWalk-round, scope by package, estimate and programmeNo charge

Our major works projects run from £100,000 to over £10M, ex VAT. Combining packages under one scaffold shortens the time residents live behind it.

Our team

  • in

Section 20 major works: what managing agents and RMC directors ask

What are Section 20 works, and when does consultation apply?

Section 20 works are major works to a block where any one leaseholder's share will be more than £250. The rule comes from the Landlord and Tenant Act 1985 and the 2003 consultation regulations. Typical examples are roofs, windows, external decoration, lifts and structural repairs. It binds resident management and right to manage companies as well as freeholders. The government's 2025 leasehold consultation proposed higher thresholds, but £250 still applies today. Cladding and fire stopping often follow other funding routes, covered by our fire stopping and cladding remediation service.

What does the contractor provide at each stage?

Before the first notice, we help your surveyor turn the report into a clear scope of works. Vague descriptions are a common leaseholder complaint, so clarity here heads off objections. For the statement of estimates, we price the same specification as every other bidder, package by package. Once you award the contract, you get a programme, resident letters and a start date.

What is Section 20 dispensation?

Dispensation is permission from the First-tier Tribunal (Property Chamber) to skip some or all of the consultation steps. The tribunal grants it where that is reasonable, for example for urgent work such as a roof letting water into flats. Since the Supreme Court's 2013 Daejan v Benson ruling, the main question is whether leaseholders were prejudiced. The tribunal can attach conditions, such as paying leaseholders' reasonable costs. When a repair cannot wait, we make the building safe quickly while your managing agent applies.

Can residents stay at home during the works?

Yes. Major works are planned for an occupied block from the first day. Residents get letters before each stage, entrances and escape routes stay open, and noisy work keeps to agreed hours. Visits inside flats, for windows or balcony doors, are booked with each household. At Kensington Olympia we worked inside a fully occupied building, and its managers were happy with how we ran deliveries and waste.

Can the works be phased to fit the reserve fund?

Yes. A large programme can be split into packages, for example the roof first and the windows the following year, so each fits the reserve fund. Your surveyor and managing agent decide how the consultation covers each phase. We price every phase from the same survey, so the full cost is known before phase one starts. The government is still deciding whether reserve funds should become compulsory.

What are the stages of a Section 20 consultation, and how long do they take?

There are two stages of 30 days, then a final notice where needed. First, a notice of intention describes the works and invites comments and contractor nominations. Next, a statement of estimates sets out at least two prices for leaseholders to comment on. If the contract goes to neither the lowest bidder nor a nominee, leaseholders get reasons within 21 days. The Service Charges (Consultation Requirements) (England) Regulations 2003 set these periods. Allow two to three months before any work starts.

Can leaseholders nominate their own contractor?

Yes. At the first stage, leaseholders and any recognised tenants' association can propose a contractor to price the works. The landlord must then try to obtain an estimate from that nominee. The landlord still makes the choice, but must explain it if neither the nominee nor the lowest price wins. We price as a nominee or as an invited contractor on the same terms.

How long does a roof replacement or external redecoration take?

It depends on the size of the block, the number of elevations, access and the weather. After the walk-round we fix the completion date in the contract, with weather days already allowed. Where the roof and the decoration are both due, one scaffold can serve both, so residents live behind it once. Under the Building Safety Act 2022, re-roofing a block of 18 m or seven storeys needs Building Safety Regulator approval first. Large or complex roofs run with our roofing and facade team. Our article on gateway 2 and second staircases explains that route.

How does the free specification and estimate work?

Upload the surveyor's report, a planned maintenance plan, an earlier notice or photos of the block. We walk the block, agree the scope with your surveyor or managing agent, and price it package by package. You receive a written scope, an estimate and a programme, laid out to drop into a statement of estimates. There is no fee and no obligation.

Do you work outside London?

Yes. We are based in London and take on major works across the UK, with projects in Manchester, Banbury and across the capital. Section 20 applies in England and in Wales, where separate Welsh regulations set the steps. Scotland has its own rules for shared repairs, and we plan the works to them. Our major works start at £100,000.

What our clients say

See all reviews on Google
  • Hired Craftex for our conversion project. We had to convert a 600m2 office into 8 apartments. Guys did an excellent job in terms of program efficiency and quality of the finishes which gave us a big upside to exit the project 2 months faster than other competitors’ timelines.

    Misha Levit

  • Great experience from start to finish. Communication was clear, the workmanship was excellent, and the whole project was managed professionally.

    Rhea Langford

  • I’d like to thank the team at Сraftex for the work they did on our office.
    It was really important for us to get the work done quickly, but without compromising on quality, as we regularly have clients and guests visiting and needed to move into the new office within a month.
    We spent around two weeks discussing and agreeing all the details before the work started. What I really appreciated was that everything we agreed beforehand was actually followed through during the job. The work was also completed on time.
    Thanks to the whole Сraftex team for a great job. I’d definitely use them again if we need any work done in the future.

    IURII PYLYPETS

  • We recently worked with Craftex and honestly couldn’t be happier with the results. From start to finish, the team was professional, reliable, and highly skilled. The quality of workmanship exceeded our expectations, and everything was completed on time and to a very high standard.
    Communication throughout the project was excellent, and they always went above and beyond to make sure we were satisfied. It’s rare to find a construction company that combines professionalism, attention to detail, and great customer service so well.
    Without a doubt, Craftex is one of the best construction companies we have ever worked with. Highly recommended to anyone looking for quality and trustworthy builders.

    Adam Miah

  • Craftex has completed a range of both small and large-scale projects on our commercial property with exceptional precision and quality. Dmitriy consistently delivers courteous, prompt service and has shown great flexibility in accommodating last-minute changes to plans and timelines. I highly recommend Craftex for their professionalism and outstanding workmanship.

    Pascal Hunt

  • Great company to work with as always. Super flexible at dealing with evolving requirements and fast deployment and execution.

    Akshay Khanna

  • Hired Craftex to do the full design and fit out of my gym in Chelsea. Super efficient and fast team. They gave the best price and a proper fast track program. We managed to open in less than 6 weeks with no headaches or surprises during construction. Quality was great, we had zero snags on completion. I’ve worked with a few companies before but these guys really impressed me from project management to how they treat the client. Top GGs.

    Александр Хоменко

  • I worked perfectly with Sviat and Joe, with their architect they came up with a very smart design for our office to fit more desks and optimise the space to its maximum capacity. They also did excellent value engineering on the MEP design proposed by others, allowing us to save around £50K. The quality and speed were outstanding we finished two weeks ahead of schedule. Highly recommend these guys.

    John Smith

  • Happy with the end result. Tight timeline but they pulled it off. The team worked late shifts and even weekends to help us open the doors on schedule. Site was always left tidy at the end of the day and no surprise charges either. Good communication throughout. Would definitely use Craftex again.

    Pawel Kamionka

  • Highly recommended!
    Craftex are the kind of fit-out contractors in London you can truly trust. From the very first meeting, they understood our vision and gave practical ideas to make the most of our space. They turned our old storage area into a clean, efficient, and well-organized warehouse. The team was professional, easy to work with, and clearly took pride in their work.

    Monika Kamionka

  • We brought in Craftex to refurb our London office and honestly, they made the whole thing way easier than we expected. They listened, suggested ideas we wouldn’t have thought of, and explained everything clearly. Not the cheapest quote we got, but the end result shows why, the place looks modern, clean, and our team actually enjoys being here now. Communication was spot-on too. No chasing and confusion, deadlines were hit. If you want people who genuinely care and don’t treat your project like “another job,” I’d recommend them.

    A Google User

  • Sviat and his team at Craftex were brilliant to work with on our office redesign. From the first meeting, they took the time to understand how we actually use the space rather than just pitching generic solutions. They came back with clever, practical ideas to maximise use of the space and get more employees and desks inside . Every step was handled professionally, and the process felt surprisingly smooth for a project of this size. They finished one week ahead of schedule, and the transformation is clear — our office feels brighter, more functional, and much more welcoming. I’d happily recommend Craftex to anyone who wants a reliable design team that also makes the journey enjoyable.

    Cucu Iulian

  • We recently worked with Sviat and the Craftex team on a complete warehouse refurbishment, and the results have been outstanding. From the very beginning, their team was professional, organized, and attentive to every detail. The project was completed on time and within budget, without disrupting our day-to-day operations.

    Simone Racaku

  • My experience with Craftex was excellent from beginning to end. They took the time to really listen to what I wanted and then offered practical suggestions that made the design even better. I always felt like they cared about creating a space that worked for me, not just one that looked nice on paper. The end result is an office that feels stylish, welcoming, and very functional for day-to-day work. The process itself was straightforward, well-managed, and never stressful. I’d definitely recommend Craftex if you’re looking for office design and build services in London — they made the whole journey a positive one.

    Ion Bounegru

  • I’m really pleased with my experience working with Craftex. As a commercial construction firm, they handled everything from start to finish without any unnecessary stress on my side. What impressed me was how they suggested practical ideas that improved the design while also keeping things realistic. The communication was always clear, so I never felt out of the loop. The project ran smoothly, deadlines were met, and the end result is exactly what I was hoping for — a space that feels both functional and modern. It’s not easy finding contractors who are this reliable, but Craftex definitely proved they can be trusted.

    Taron Papoyan

  • I had an amazing experience working with Sviat and the Craftex team on our office fit-out in London. They were always professional, responsive, and quick to offer the best advice whenever decisions needed to be made. I really appreciated how they balanced style with practicality — the office doesn’t just look fantastic, it works perfectly for our team. Everything was done with care and attention to detail, and the project never felt overwhelming because they managed it so well. Communication was clear from start to finish, and I always felt involved in the process. I would happily recommend Craftex to anyone looking for a trustworthy contractor.

    Artur Dvorak

  • Craftex carried out a warehouse fit-out for us, and I couldn’t be happier with the outcome. The space has been completely transformed into a highly organized and efficient environment that makes our daily operations much smoother.
    The team was professional but also very approachable — I always felt comfortable asking questions or giving feedback. They came up with smart, practical solutions that worked perfectly for our setup, and everything was explained clearly along the way.
    The best part was how they stuck to the agreed timeline, finishing on schedule without cutting corners. It’s rare to get both quality and reliability, but Craftex delivered both.

    Roma Shchukin

  • We’re extremely happy with Sviat and the Craftex team’s work. They suggested clever ideas, managed the project efficiently, and delivered a functional, modern space. The team was easy to communicate with and very professional throughout the process!

    Polina Lysenko

  • I can honestly say our office has been completely transformed thanks to Craftex. From the very first meeting, the team was approachable, professional, and full of creative ideas that really made sense for our business. They didn’t just focus on how the space would look but also how it would work for the team day-to-day. The new layout is efficient, modern, and welcoming, and you can tell they really thought about the details. The whole process was smooth and surprisingly stress-free. They kept me updated at every stage, which gave me confidence. I’m really happy with the results and wouldn’t hesitate to recommend them to anyone.

    Mykyta Khadzhynov

  • The results from Craftex’s commercial refurbishment in London are fantastic. The team was friendly, clear in communication, and made sure the project stayed on track. The workspace now feels efficient, welcoming, and modern. Definitely a team you can trust!

    Alaa Betar

  • We hired Craftex for a commercial ground floor fit-out with 2 flats above. There were some minor co-ordination hiccups with third-party suppliers but the team kept it moving. Finish quality was strong. Kitchens and doors look great. I have already asked them for a quote on the next project.

    Ben Edell

  • These guys actually deliver. They handled our first industrial to residential conversion near Tower Bridge, turned an old warehouse into 4 modern flats. They stuck to the plan, kept the site clean and the timing was on point. No hidden extras, no drama, just a professional construction company in London that gets the job done.

    Богдан Главацкий

  • We recently hired Craftex for a commercial office fit-out project in Central London, and overall, we’re really happy with the result. There was a delay on our side with a custom glass partition supplier, but the Craftex team managed the construction schedule very professionally and kept everything on track. Their guys worked clean, respected our workspace and IT setup, and kept the site tidy throughout. If you're looking for a reliable office refurbishment company in London, I’d definitely recommend Craftex. Would use them again without hesitation.

    Ardian Beleshi

  • This was a full high-end renovation of my Victorian rental apartment in Westminster, just off Sloane Square and Belgravia. The scope included full fit-out: electrics, plumbing, a new bespoke kitchen, and a luxury bathroom refurbishment. Craftex took care of everything and made the process easy. They weren’t the cheapest, but you can tell they really know what they’re doing when it comes to prime London property renovations.
    The team was professional, organised, and genuinely seemed to care about getting everything right. I was especially impressed with the quality of the finish – the attention to detail really shows in every corner.
    I’m very happy with the results and would definitely recommend Craftex to anyone looking for reliable, high-quality renovation work in Central London.

    Наталия Цимбалюк

  • I was stressed about timing since we had bookings lined up, but they smashed it. Even worked Saturday to finish the floor. My clients love the look — the beauty salon fit-out turned out exactly how I wanted. Couldn’t have pulled it off without their help. Genuinely appreciate the way they communicated throughout the refurbishment. If you need reliable help with beauty salon design or fit-out, especially in a place like Chelsea — these are the guys.

    Rami Jusupova

  • We used Craftex for a shop-to-flat conversion in Chelsea — turning an old retail space into two rental units. Access wasn’t the easiest, but the guys handled it well, no drama. Quote was clear, no hidden extras, and they actually stuck to it, which is rare. Finish came out solid, exactly what we needed for rentals. Joe (PM) kept things ticking and communication was always on point. All in all, smooth job — would use them again for sure.👍

    Apartify Estates

  • Fuse Energy hired Craftex on the fit-out and installation of our engineering and research centre, which included electrical, heating, lighting, plumbing, and ventilation upgrades. They delivered everything to a high standard and were proactive throughout — even working weekends to help speed up the programme, despite not being contracted to. They managed last-minute changes very well, communication was clear and consistent, and the team was professional from start to finish. We’d happily recommend Craftex to anyone needing a reliable construction partner.

    Hainro Eybers

  • Holistic therapy space fit-out
    Super impressed. I had a very specific vision for the studio. calm tones, soft lighting, hidden storage etc. the craftex team just got it. build was done quicker than I expected and the guys were polite, tidy and actually listened. we had 2 snags on day one but they fixed it before the week was out. worth it for the peace of mind.

    Dariia Shvyryda

  • Made a full refurbishment and redesign of our Central London office. Fantastic work, quality service and reliable people. Can recommend it to everybody

    Nikita Nigai

  • Amazing experience with these guys. I trusted them my apartment in London and Business. They are always accurate, very professional, responsive and neat. They would always advice me right things for my best interest. I had luxury experience with them and I would definitely recommend Craftex to everyone.

    Motush Motushev

  • Could not be HAPPIER with Sviat and the Craftex team, they certainly showed me that they’re the number one office design company in London that we’ve had the pleasure of working with. They gave us a unique design just like we wanted, and we loved the first initial draft of the concept. Also have to give them props for Construction, I gave them a tight timeline as we needed to move our team in ASAP, so they pulled double shifts and I didn’t see a drop in quality. Will be to talking to the team when we move up to our next bigger office. Highly recommended A+++

    Mikhail Burdoev

  • Very professional company. Craftex did brilliant minimalistic design and completely refurbished my apartment to the highest quality.

    Vlad

  • I and my husband are very satisfied with Craftex's service and customer support. We bought a house in Hampstead and wanted to redesign and renovate it. On our initial free consultation with Sviat, we found out that we actually can do loft conversion and rear extension and add value to the property straight away.
    We worked with the Craftex design team to bring our vision to life and deliver planning approvals. At that time guys started stripping out to save time on the construction programme as we wanted to move in ASAP.
    We worked with very experienced project director Konstantin who was responsible for all aspects of project delivery from design to construction with a very good eye on details and customer care.
    We saved a lot of money by having professional advice from the start. Project management and quality at Craftex are at the highest level. Many thanks to Craftex Team.

    Lia Lavryk

  • ISO 9001
  • ISO 14001
  • ISO 45001
  • CHAS
  • Constructionline Gold
  • SafeContractor
  • TrustMark
  • FMB
  • NICEIC
  • NAPIT
  • MCS
  • CSCS
  • Considerate Constructors
  • RICS, Royal Institution of Chartered Surveyors
  • RIBA, Royal Institute of British Architects
  • ARB, Architects Registration Board
  • Public & Employers' Liability £10M
  • Professional Indemnity £10M
  • ISO 9001, 14001 and 45001 certified

Major works on the horizon?

Send the surveyor's report, a maintenance plan or a few photos. You get the scope priced, a programme and a date to plan the consultation around.

Unit 5, 160 Buckingham Palace Road, London SW1W 9TR

info@craftex.co.uk

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