Section 20 Consultation Notice Template (Qualifying Works)
Free Section 20 consultation notice template for UK leasehold blocks. Covers qualifying works over the consultation threshold — description, cost estimate and 30-day observation period.
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General information only — not legal, financial or professional advice. You are responsible for how you use these templates. Full disclaimer
NOTICE OF INTENTION TO CARRY OUT QUALIFYING WORKS Under Section 20, Landlord and Tenant Act 1985 (as amended) To: All leaseholders at [Block name / address] Description of proposed works: _________________________ Reasons for the works: _________________________ Estimated cost: £________ (per leaseholder share: £________) You may make written observations within 30 days of this notice. Send observations to: _________________________ You have the right to nominate a contractor (see overleaf).
Before carrying out qualifying works above the statutory threshold, the landlord (or RMC acting as landlord) must consult leaseholders under Section 20 of the Landlord and Tenant Act 1985. Fail to consult properly and you may not be able to recover the full cost through the service charge.
This free Section 20 consultation notice template covers the first stage — notice of intention. It is a starting point, not legal advice. For major projects, confirm the consultation route with your solicitor or managing agent.
What the notice must cover
- Clear description of the proposed works and where they will take place.
- Reasons why the works are considered necessary.
- A genuine estimate of the costs (and the leaseholder's likely share).
- An invitation to make written observations within 30 days.
- Details of where to send observations (address and email).
- Information about leaseholders' right to nominate a contractor.
- The date the observation period ends.
When you need Section 20 consultation
Consultation is required for qualifying works where any one leaseholder's contribution exceeds £250 (the threshold is set by regulations and may change — check the current figure). Examples include roof replacement, major lift refurbishment, external redecoration and structural repairs. Routine maintenance below the threshold does not trigger full consultation.
After you send the notice
- 1Allow the full 30-day observation period before proceeding.
- 2Keep a record of when the notice was issued and to whom.
- 3Consider observations seriously and respond in writing where appropriate.
- 4Follow stages two and three (estimates and award of contract) if required.
- 5Store the notice, responses and final contractor award with your block records.