Section 20 Notice Generator

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.