This page is for information relating to: Section 20 Major Works/External Redecoration/Window Replacement
Update November 2026
The tender closing date was extended from 30 October to 6 November 2026. This followed a number of clarification queries received during the tender period and also allowed additional time over the half-term period to facilitate a good level of tender returns.
The tender submissions and associated documentation are currently being collated and will shortly be issued to the Consultant for formal tender analysis. Given the number of clarifications received during the tender process, it is anticipated that the Consultant may require approximately four weeks to complete their assessment and provide their report and recommendations.
Following receipt, the Consultant’s report will be reviewed by the Council before being forwarded to the Consultation Team for the next stage of the Section 20 consultation. As this is likely to coincide with the festive period, it is currently anticipated that the Stage 2 consultation notices will be issued in the New Year, subject to the Consultation Team’s availability. A clearer indicative programme will be provided once the tender analysis has been received and reviewed.
In the meantime, the ballot for the grey window colour option has now closed, and the results are being compiled. The outcome of the ballot will be incorporated into the information provided as part of the Stage 2 consultation.
Update September 2026
As part of the consultation process, there were many queries raised by residents relating to the colour change of the proposed windows. As these requests were many in number and raised within the consultation period it was agreed that it would be considered and resolved before the project can progress. Whilst the consultation process itself sits under the remit of the Consultation Team, Mr Grason, the Consultation Officer originally assigned to the scheme, retired shortly after the consultation period closed. As a result, I received instructions at a later stage to proceed with the tender process.
The principal query raised relates to the proposal for a grey external finish to the replacement windows. Following discussions with the Senior Consultation Officer, I have been advised that, as the grey finish would result in an increase in project costs and deemed as an improvement, we would require the agreement of 100% of all leaseholders in order to be considered.
Ordinarily, a planning application would already have been submitted at this stage. However, pre-application advice received from the Planning Authority confirmed that only one window colour option could be presented within a planning application at any one time, preventing both options from being considered simultaneously.
To ensure all residents have an opportunity to comment on the proposal, the attached ballot letter has been issued by second-class post to both resident leaseholders and leaseholders at their correspondence addresses which also includes away leaseholder addresses held. It should also be noted that, should the ballot result favour the grey external window finish, this would not automatically guarantee its implementation. Any proposed change would remain subject to the approval of the Planning Authority. Given that the change in colour would alter the appearance of the buildings and potentially affect the character and visual consistency of the surrounding area, the Planning Authority would need to consider the aesthetic impact of the proposal before determining whether consent should be granted. Leaseholders will have an opportunity to comment of the planning application when submitted and will be notified by letter.
In the meantime, the tender documentation and specification will be amended to include a separate cost option for the grey window finish. This will enable the Council to establish the financial implications of the proposed change. The tender returns will be analysed by the Contract Administrator, and the associated cost increase and results of the ballot will be disclosed to residents as part of the Section 20 consultation process following completion of the tender analysis.
I am aiming for the scheme to be issued to tender by the end of the month at the latest.
For ease of reference, the revised programme is set out below however is subject to change:
| Stage | Target Date |
| Preparation of Tender Documents | Mid September 2026 |
| Issue Tender Documents | Late September 2026 |
| Tender Return Date | Early November 2026 |
| Tender Analysis by Contract Administrator | Late november 2026 |
| Section 20 Notices Served | December 2026 |
| Planning Application Submitted | December 2026 |
| Contractor Mobilisation / Start on Site | February/March 2027 |
I trust this clarifies the current position. Please let me know if you require any further information.
Wandsworth Borough Council have recommended that residents are to use the ballot form issued directly to them and to quote their unique reference number when submitting their response. Residents individual letters have been issued by second-class post directly from WBC to all residents.
The Consultation Officer, Mr Nick Grason, has advised that Notice of intention letters will now be served in January 2026. The delay is as a result of high volume of service charge enquires received after 1st October 2025. All being well Major works are unlikely to be onsite before July 2026.
Based on serving of the Notice of Intention the estimated timeline for commencing works is as follows.
| Notice of intentions to be served | Jan 26 |
| Expiry of Notice | Feb 26 |
| Preparation of tender documents | Late Feb 26 |
| Out to Tender | March 26 |
| Close of Tender | April 26 |
| Tender Analysis by Contract administrator | May 26 |
| S20 Notices to be served | June 26 |
| Contractor starting onsite | July 26 |
Additional Information