Agentic UK Landlord and Tenant Act 1985 Section 20 major works consultation notice pack — Notice of Intention, Notice of Estimates, and Notice of Reasons — for freeholders, Right to Manage companies, and managing agents (1–50 units) required to consult leaseholders before spending more than £250 per leaseholder on qualifying works. Replaces the solicitor or managing agent who charges £800–£3,000 per consultation round to draft the statutory notices, manage the 30-day observation periods, and produce the dispensation application if the process fails.
Why now
Leasehold and Freehold Reform Act 2024 received Royal Assent in May 2024 (https://www.gov.uk/government/news/leasehold-and-freehold-reform-act-2024-receives-royal-assent), increasing leaseholder rights scrutiny and driving managing agents to tighten S20 compliance to avoid tribunal challenges — a direct policy trigger for this service.
Source signals
https://www.gov.uk/government/news/leasehold-and-freehold-reform-act-2024-receives-royal-assent
Commercial value
UK has 5 million+ leasehold properties; every freeholder or RTM company undertaking major works must follow S20 or lose the right to recover costs above £250/leaseholder. Solicitors charge £800–£3,000 per consultation round. Target ACV: £249 per consultation pack (pay-per-use) or £199/mo subscription for managing agents handling multiple buildings. Budget line is currently paid to solicitors or specialist managing agents. TAM: 50,000+ managing agents and freeholders in scope.
Go-to-market
Outreach to 300 small UK managing agents and RTM companies via ARMA (Association of Residential Managing Agents) member directory and LinkedIn. Offer first S20 notice pack free. Convert to £249/pack or £199/mo. Hook: 'Avoid the tribunal — S20 notices drafted in 30 minutes.' Target property investor Facebook groups and r/LandlordUK for direct freeholder sales.
2-week MVP
A Typeform intake (building address, works description, contractor quotes, leaseholder list) → GPT-4o generates the three statutory S20 notices (Notice of Intention, Notice of Estimates, Notice of Reasons) as a formatted Word/PDF pack with correct statutory wording and observation period dates calculated automatically. No portal, no leaseholder communication tracking, no tribunal filing. First customer pays £149 and receives their notice pack by email within 2 hours.
Agent score
0.59 — Commercial score is solid: solicitor fees are real and per-event; Leasehold Reform Act 2024 has elevated compliance anxiety among managing agents. Speed is high: three templated statutory documents generated by LLM from a form, shippable in under a week; ARMA directory gives a direct cold-outreach list for first 10 customers. Defensibility is weak at launch but improves if the product accumulates a leaseholder communication audit trail that becomes the de facto evidence bundle for First-tier Tribunal disputes.
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