Section 20 Notice Generator (UK)
Generate compliant consultation notices under the Landlord and Tenant Act 1985
Who this is for
Managing agents, freeholders, RMC/RTM directors, and anyone required to consult leaseholders before undertaking qualifying works or entering into qualifying long-term agreements.
The Compliance Challenge
Section 20 consultation is a procedural minefield. Miss a step, use the wrong wording, or fail to serve on all qualifying tenants, and you may lose the right to recover costs above £250 per leaseholder. Major works projects worth hundreds of thousands of pounds can become unrecoverable if the consultation process is flawed. Many property managers rely on precedent letters passed between colleagues, risking outdated wording or missing requirements.
Why This Matters in the UK
Section 20 of the Landlord and Tenant Act 1985 (as amended by the Commonhold and Leasehold Reform Act 2002) requires landlords to consult leaseholders before undertaking "qualifying works" where any leaseholder's contribution exceeds £250, or before entering "qualifying long-term agreements" (contracts over 12 months) where any leaseholder's contribution exceeds £100 per year. The Service Charges (Consultation Requirements) (England) Regulations 2003 specify the precise notice requirements, timeframes, and content. Failure to comply limits service charge recovery to the relevant threshold unless a dispensation is obtained from the First-tier Tribunal.
How BlocIQ Addresses This
Tracking
BlocIQ tracks the consultation timeline for each project: notice of intention served, observation period running, estimates requested, contractor nominations received, notice of estimates issued, and final decision communicated. The system alerts you to approaching deadlines.
Auditability
Every notice served is logged with the date, method of service, and recipient list. When you serve notices by post, you record proof of posting. When challenges arise at tribunal, you have evidence of proper consultation.
Document Intelligence
BlocIQ pre-populates Section 20 notices using building data: leaseholder names and addresses, building address, and your management contact details. The generated notices follow the prescribed form from the 2003 Regulations.
Templates for Notice of Intention (Stage 1), Notice of Estimates (Stage 2), and Statement of Reasons.
Contractor nomination tracking to record which leaseholders nominated contractors and when.
Integration with leaseholder data ensures all qualifying tenants are served.
Frequently Asked Questions
What are "qualifying works" under Section 20?
Qualifying works are works on a building or other premises where any leaseholder's contribution via the service charge would exceed £250. This includes major repairs, improvements, and maintenance works. Routine maintenance below the threshold does not require consultation, but aggregating small works to avoid consultation is not permitted.
What is a "qualifying long-term agreement"?
A qualifying long-term agreement is a contract for services lasting more than 12 months where any leaseholder's contribution exceeds £100 per year. Common examples include lift maintenance contracts, cleaning contracts, and insurance policies. The consultation process for QLTAs differs slightly from qualifying works.
How long do leaseholders have to respond to consultation notices?
Leaseholders must be given at least 30 days to respond to a Notice of Intention (Stage 1) and at least 30 days to respond to a Notice of Estimates (Stage 2). These are minimum periods—you may allow longer if appropriate.
What if we need to do urgent works without consulting?
If works are genuinely urgent (e.g., emergency repairs to prevent immediate danger or further damage), you may proceed without full consultation and apply to the First-tier Tribunal for dispensation afterwards. The tribunal will consider whether it was reasonable to dispense with requirements and whether leaseholders suffered prejudice.
Does BlocIQ guarantee Section 20 compliance?
BlocIQ provides templates and tracking tools based on the statutory requirements. However, every project has unique circumstances. For complex works, disputed cases, or where significant sums are at stake, you should take legal advice to ensure your consultation process is watertight.
Related Topics
BlocIQ helps you manage Section 20 consultations with confidence. Generate notices, track deadlines, and maintain audit trails.
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