Communal roofs come with obligations ordinary domestic jobs do not — leaseholder consultation, reserve-fund planning, and coordinating works across multiple residents. We work with Llandudno managing agents, freeholders and RTM companies on exactly this, and support the Section 20 process end to end.
Tell us the job in 30 seconds. No pushy sales, no call-out fee.
Tell us the job in 30 seconds. No pushy sales, no call-out fee.
Llandudno has significant leasehold flat stock — the grand converted Victorian villas along the promenade and West Shore, purpose-built seafront apartment blocks, and mansion-block conversions in the town centre. These communal roofs are our specialism on the block-management side. We work with managing agents, freeholders, Right to Manage (RTM) companies and residents' associations, and we understand that on these buildings the roof is a shared asset governed by the lease and by statute.
Section 20, Landlord and Tenant Act 1985: consultation with leaseholders is required before qualifying works where any leaseholder's contribution would exceed £250; failure to consult (absent dispensation) caps recovery at £250 per leaseholder. — Landlord and Tenant Act 1985 s.20 / The Property Institute (TPI) guidance
The converted villas and seafront blocks of Llandudno carry a mix of roof types, and we work across all of them: large pitched slate roofs on the Victorian mansion conversions, communal flat roofs (single-ply, felt and GRP) over extensions and later blocks, parapet and valley gutters that serve multiple flats, and the lead detailing that period communal roofs depend on. On the exposed seafront, communal roofs take the full force of salt-laden Atlantic wind, so specification — mechanically fixed ridges, correct-code lead, robust flat-roof falls — matters even more than on domestic stock.
Managing a block in Llandudno? Book a communal roof condition survey and Section 20-ready specification.
📞 01492 339 101Good block management plans roof spending years ahead rather than reacting to leaks. We provide communal roof condition surveys with 5- and 10-year cost forecasts — the documentation an agent needs to set service charges and build the reserve fund realistically, and to demonstrate to leaseholders that major works are planned, not sprung on them. A survey that flags a communal roof as five years from replacement lets the reserve fund be built steadily, rather than hitting leaseholders with a sudden Section 20 bill.
Communal roof works mean coordinating scaffold across a shared building and keeping multiple residents informed. We handle scaffold licences through Conwy County Borough Council, plan access so it disrupts the fewest flats, and provide the clear written information agents need to keep leaseholders in the picture. We can also attend residents' or directors' meetings where a communal roof decision is on the agenda, explaining the survey findings and options in plain terms so leaseholders can make an informed decision rather than relying on the agent to relay technical detail second-hand. On seafront blocks especially, where salt exposure shortens the life of poorly specified work, getting the specification right the first time protects the reserve fund for years. On occupied blocks we keep the building weathertight and safe throughout, and phase work where a block cannot lose access to a whole elevation at once.
Communal roof workmanship carries the same 10-year written guarantee, with documentation suitable for the freeholder's and leaseholders' records.
If a fault appears in covered work, we come back and put it right. No quibbling, no re-charge.
Beyond reactive repairs, communal roofs eventually need planned major works — a full re-covering, structural repairs to a parapet, or replacement of a life-expired flat roof over a block. On Llandudno's seafront conversions these are significant projects, and they are where Section 20 consultation, reserve-fund planning and specification quality all come together. We help agents and freeholders plan these works years ahead: a dated condition survey establishes the roof's remaining life, the 5- and 10-year forecast lets the reserve fund absorb the cost, and a clear specification drives a clean consultation when the time comes. Planned properly, a major communal roof project is a scheduled line in the reserve fund rather than an emergency levy on leaseholders.
Dilapidations and lease-end. Where a commercial or mixed-use element sits within a block, roof condition frequently features in dilapidations claims at lease end — a landlord seeking to recover the cost of roof disrepair, or a tenant challenging it. We provide the independent condition reports and costed schedules of roof work that support either side of a dilapidations position, documenting what is fair wear and tear versus genuine disrepair. Clear, photographed evidence of roof condition, tied to the relevant standards, keeps these discussions factual rather than contested.
A worked local example. On a converted Victorian villa of six flats near the promenade, a communal parapet-gutter failure was letting water into the top-floor flats. Rather than patch repeatedly, we surveyed the whole roof, produced a specification and itemised estimate for a full parapet-gutter rebuild with new lead and a re-covered rear flat roof, and supported the managing agent through Section 20. The reserve fund covered the bulk; the consultation ran without objection because leaseholders could see the itemised scope and understood why the work was needed. The building has been watertight since, with documentation on file for the asset record.
Whatever stage your block is at — a leak today, a Section 20 consultation next quarter, or reserve-fund planning for a re-roof five years out — we can provide the survey, specification and estimates block management runs on. Call 01492 339 101 to arrange a communal roof condition survey.
Where a commercial or communal lease is ending, the roof is often a dilapidations flashpoint. Freeholders want the roof handed back in the condition the lease requires; outgoing leaseholders want to avoid paying for wear that was never their responsibility. We provide impartial roof condition reports that set out what is genuine disrepair versus fair wear and tear, with photographs and costings, so both sides negotiate from evidence rather than assertion.
For managing agents handling a schedule of dilapidations across a Llandudno block, a clear roof report is often the difference between a clean settlement and a drawn-out dispute. We document the communal roof's condition against the lease covenants, flag anything that is a landlord responsibility rather than a leaseholder one, and give a realistic remedial cost that stands up to scrutiny on both sides.
A recent communal re-roof on a converted Victorian villa near the promenade shows how the process runs. The managing agent had recurring leaks into two top-floor flats and a reserve fund that would not quite cover a full re-roof. We surveyed the pitched slate roof, found nail sickness across the main slope and perished valley lead, and provided a written specification for a strip-and-relay reusing the sound Welsh slate.
Because the cost exceeded £250 per leaseholder, the works triggered Section 20. We supplied the specification for the Notice of Intention and an itemised estimate for the estimates stage; the agent ran the consultation, leaseholders raised two questions about the lead detailing which we answered in writing, and the works proceeded with full cost recovery. We phased the scaffold so no flat lost access entirely, kept the building weathertight throughout, and handed over a 10-year guarantee plus a condition report for the block's asset file. The reserve-fund forecast we provided alongside means the next major roof spend — the flat-roofed rear extension, flagged as roughly eight years out — can be budgeted for now.
"They provided a Section 20-ready specification and itemised estimate for a communal re-roof on a promenade conversion. The consultation went through cleanly — exactly what we needed."
"Condition survey with a 10-year forecast let us build the reserve fund properly instead of hitting leaseholders with a surprise bill. Professional and clear."
"Sorted the communal flat roof over our block and documented everything for the leaseholders. Coordinated the scaffold with minimal disruption to residents."
Section 20 of the Landlord and Tenant Act 1985 requires a freeholder or agent to consult leaseholders before major works where any leaseholder's contribution exceeds £250. Skipping it (without dispensation) caps recovery at £250 per leaseholder, so getting it right matters. We provide the specifications and itemised estimates the process needs.
Yes — managing agents, freeholders, RTM companies and residents' associations across Llandudno. We understand communal roofs are shared assets governed by the lease and statute, and we provide the documentation block management requires.
Yes. We provide properly itemised, competitive estimates with the scope and materials clearly specified, suitable for the estimates stage of a Section 20 consultation and robust to leaseholder scrutiny.
Yes — condition surveys with 5- and 10-year cost forecasts, so agents can set service charges and build the reserve fund realistically and demonstrate that major works are planned in advance.
Large pitched slate roofs on Victorian mansion conversions, communal flat roofs in single-ply, felt and GRP, shared parapet and valley gutters, and traditional lead detailing — the full mix found on Llandudno's converted villas and seafront blocks.
We arrange scaffold licences through Conwy County Borough Council, plan access to disrupt the fewest flats, phase work where needed so no elevation is closed off entirely, and provide the written information agents need to keep leaseholders informed.
Yes — the same 10-year written workmanship guarantee, with documentation suitable for the freeholder's and leaseholders' records and for the building's asset-management file.
No call-out fee. No obligation. A local roofer calls you back within 2 hours.