If you own a leasehold property in England or Wales, you may have heard the term Section 20 notice — but many leaseholders are unsure what it actually means or what they should do when one arrives. A Section 20 notice is a legal protection designed to give you a say in how your money is spent. Understanding it properly puts you in a far stronger position.
What Is a Section 20 Notice?
A Section 20 notice is a formal consultation notice issued by a landlord or freeholder under the Landlord and Tenant Act 1985. It is required whenever a landlord intends to carry out major works to a building or estate where any individual leaseholder would be asked to contribute more than £250 towards the cost.
The notice exists to protect leaseholders. Before Section 20, landlords could carry out expensive works and present leaseholders with large bills — with no warning and no opportunity to question the costs. The law changed to give you a voice in the process.
The Three Stages of Section 20 Consultation
A valid Section 20 consultation typically happens in stages:
- Notice of Intention (Stage 1): The landlord tells you works are planned and invites observations. You have 30 days to respond.
- Notice of Proposals (Stage 2): The landlord shares at least two contractor estimates and again invites observations. Another 30 days to respond.
- Notice of Reasons (Stage 3 — where applicable): If the landlord does not choose the lowest estimate, they must explain why.
What Should You Do When You Receive a Section 20 Notice?
The most important thing is not to ignore it. Leaseholders who do not engage often find they lose their right to challenge costs later. Here is what to do:
- Check the deadline. You typically have 30 days from receipt to submit written observations. Missing this window weakens your position.
- Review the proposed works. Are the works genuinely necessary? Are the specifications and estimates proportionate?
- Submit written observations. Even a simple letter asking for more information counts. Always send observations in writing and keep a copy.
- Talk to other leaseholders. You are more powerful as a group. Coordinate your responses if others share your concerns.
- Seek professional advice. If the works are significant, get independent help from a Section 20 specialist or chartered surveyor.
Can You Challenge a Section 20 Notice?
Yes. Leaseholders have real rights here. You can challenge the reasonableness of the works and the costs involved at the First-tier Tribunal (Property Chamber). This is a relatively accessible process and does not require a solicitor, though professional guidance can improve your chances of success.
You can also nominate your own contractor at Stage 1 for the landlord to invite a quote from. If your nominated contractor submits the lowest bid, the landlord must have a strong reason not to choose them.
Need help navigating a Section 20 notice? Contact us at section20.org.uk