Section 20 Notice Generator
Generate correctly formatted Section 20 consultation notices for each stage. Enter your block and works details and get a notice you can print, sign, and send to leaseholders. Based on Schedule 4, Part 2 of the 2003 Regulations.
What this covers — check it matches your situation
These templates cover qualifying works under Schedule 4, Part 2 — the usual route for a block carrying out repairs or major works costing any leaseholder more than £250. They do not cover the other consultation routes in the 2003 Regulations: works requiring public notice (Schedule 4, Part 1), or qualifying long-term agreements — any contract running more than 12 months that costs a leaseholder more than £100 in an accounting year (Schedules 1–3). A cleaning, lift or grounds-maintenance contract, or appointing a managing agent, will usually be a long-term agreement rather than qualifying works.
The Regulations these templates follow apply in England. Wales has its own equivalent regulations, and Scotland and Northern Ireland have entirely different regimes.
Stage 1: Notice of Intention
About these notices
Section 20 consultation requires three stages of formal communication with leaseholders before major works can proceed. The notice content requirements are set out in Schedule 4, Part 2 of the Service Charges (Consultation Requirements) (England) Regulations 2003.
Stage 1 (Notice of Intention) informs leaseholders about the proposed works and invites observations and contractor nominations. Regulation 2 of the 2003 Regulations defines "the relevant period" as "the period of 30 days beginning with the date of the notice" — the date of the notice is day 1, and the period is not measured from receipt. Schedule 4, Part 2, paragraph 1(2)(d)(iii) requires the notice to state the date on which that period ends, which is the date this generator calculates.
Stage 2 (Statement of Estimates) shares the estimates obtained and invites further observations. You must include at least two estimates, including any from leaseholder-nominated contractors. Its relevant period is also 30 days beginning with the date of that notice — enter the Statement of Estimates' own date above, not the Stage 1 notice date.
Stage 3 (Notice of Award) is only required if your chosen contractor is neither the lowest bidder nor leaseholder-nominated. It must explain your reasons for the selection within 21 days of entering the contract.
For detailed guidance, read our complete Section 20 consultation guide and step-by-step flowchart. For the underlying legislation, see our post on Section 20 under the Landlord and Tenant Act 1985. Before you start your consultation, run through the requirements checklist to confirm you have everything in order.
Running a Section 20 consultation?
LevyBoard automates S20 notices, deadline tracking, and observation management — so volunteer directors never miss a statutory requirement.
These notice templates are for general guidance only and do not constitute legal advice. They follow Schedule 4, Part 2 of the 2003 Regulations, which apply in England — check the scope note above before using them. A missed step can cap recovery at £250 per leaseholder, so for anything other than straightforward qualifying works, consult a solicitor specialising in leasehold law.