Resources
How to respond to a Section 20 notice
You have 30 days from the date on the notice to respond. Here is exactly what to do at each stage, and how to make your response count.
TL;DR
- Your 30-day window starts from the date printed on the notice, not the date you received it
- You can make written observations, nominate a contractor, and request supporting documents at Stage 1
- At Stage 2 you can make further observations on the estimates
- Send your response by email and recorded delivery and keep a copy of everything
- You cannot veto the landlord's choice of contractor, but you can challenge unreasonable charges later
- Use our free observation letter template to respond to a Stage 1 notice
When does your 30-day window start?
The 30-day relevant period begins on the date printed on the Notice of Intention, not the date you received it. If the notice is dated 1 May and arrived on 4 May, your deadline is 31 May, not 3 June. This distinction matters. Check the date on the notice carefully and work out your deadline before doing anything else. If you are unsure when the notice was dated, contact your landlord or managing agent immediately to confirm.
Do not wait until the last few days to respond. Sending your letter close to the deadline is risky. If there are any postal delays or disputes about when it was received, you could miss the window entirely.
What you can do at Stage 1
When you receive a Stage 1 Notice of Intention, you have three options. You can use any combination of them, or all three.
Make written observations
You can write to your landlord or managing agent setting out any concerns about the proposed works. Common observations include: questioning whether the works are genuinely necessary at this time; raising concerns about the scope or specification; asking whether the works could be phased to reduce the financial impact; or pointing out that similar works were carried out recently and questioning whether they need repeating.
Your landlord must have regard to your observations. That means they must read and consider them and summarise them in the Stage 2 notice. They do not have to follow them. Putting your concerns in writing creates a record that you can use later if you challenge the charges at the First-tier Tribunal (an independent body that resolves certain housing disputes).
Nominate a contractor
You have the right to nominate a contractor you want the landlord to invite to tender for the works. This is one of the most powerful rights you have in the Section 20 process. A competitive estimate from a contractor you trust can keep costs honest and gives you independent evidence if the final charge seems excessive.
To nominate a contractor, include their name, address, and contact details in your written response. The landlord must try to obtain an estimate from them. If more than one leaseholder nominates a contractor, the landlord must seek an estimate from the contractor with the most nominations.
If you do not know a contractor, ask neighbours, check local trade directories, or contact a residents association for recommendations. You do not need to have an existing relationship with the contractor. You just need to provide their contact details.
Request to inspect supporting documents
You can ask to inspect any surveys, reports, specifications or other documents that support the proposed works, free of charge, at a reasonable time and location. This can be useful if the notice description of the works is vague and you want to understand the full scope before making observations.
Free Section 20 observation letter template
Our free template letter covers all three Stage 1 responses: observations, contractor nomination, and document request. Fill in your details and download as a PDF.
Get the free templateWhat you can do at Stage 2
At Stage 2 your landlord must send you a Statement of Estimates. That is a notice setting out at least two estimates for the works, together with a summary of any Stage 1 observations and the landlord's response to them. You have another 30 days to make written observations on the estimates.
What to look for when reviewing the estimates:
- Are both contractors genuinely independent of the landlord and managing agent? Check whether there is any connection between the preferred contractor and the freeholder or agent.
- Is the scope of works in each estimate identical? Sometimes estimates are written with different specifications to make one contractor appear cheaper than another.
- Has the landlord included an estimate from your nominated contractor if you made a nomination at Stage 1? If not, have they explained why?
- Does the total cost seem proportionate to the works described? If you think the estimates are excessive, say so in writing and ask for further justification.
You can ask to inspect the full estimates (not just the summaries provided in the notice) free of charge at a reasonable location.
What you cannot do
It is important to understand the limits of your rights in the Section 20 process. You cannot veto the landlord's choice of contractor. You cannot prevent the works from going ahead if they are genuinely necessary. You cannot withhold your service charge contribution simply because you disagree with the works. Doing so risks lease forfeiture proceedings (where a landlord asks the court to bring the lease to an end for serious breach).
What you can do is put everything in writing, keep copies of all correspondence, and use the tribunal route if you believe the charges are unreasonable after the works are completed.
How to send your response
Always send your response by two methods: email and recorded delivery. Email creates a timestamp but can be disputed. Recorded delivery creates a legal paper trail that is much harder to challenge.
Send to both the landlord and the managing agent if there is one. Keep a copy of your letter, the proof of postage, and any read receipts. If you do not hear back confirming receipt, follow up in writing.
Self-managing leaseholders set the agenda
When leaseholders take over management through Right to Manage, they run the Section 20 process themselves. That means choosing the contractors, setting the scope, and controlling the budget, with no freeholder or managing agent taking a cut or favouring connected suppliers. If you are tired of receiving Section 20 notices without warning and paying whatever is invoiced, RTM puts you in control.
Check if your building qualifiesFrequently asked questions
Short answers for orientation only. Not tailored to your lease or building.
Can I respond by email only?
You should send by both email and recorded delivery. Email alone can be disputed: a landlord could claim they did not receive it or that it went to spam. Recorded delivery creates a legal paper trail with a delivery confirmation from Royal Mail.
What if I miss the 30-day deadline?
You lose the right to have your Stage 1 observations considered and to nominate a contractor. You can still make observations at Stage 2 when the estimates are issued. You can also challenge the final charge at the First-tier Tribunal if you believe it is unreasonable. Missing the observation window does not remove your tribunal rights.
Does my landlord have to do what I say in my observations?
No, but they must have regard to your observations, which means they must read, consider, and summarise them in the Stage 2 notice. If they ignore your observations entirely, this may support a tribunal challenge later.
What if my nominated contractor does not respond to the landlord?
If the landlord makes a genuine attempt to obtain an estimate from your nominated contractor and is unsuccessful, they have fulfilled their obligation. Make sure the contractor you nominate is willing and available to provide an estimate before you submit their details.
Can I change my mind after sending my response?
You can send a follow-up letter within the 30-day window adding to or amending your observations. Once the relevant period closes, you cannot add new observations for that stage, though you can still make observations at Stage 2.
What happens if my landlord does not summarise my observations in the Stage 2 notice?
This may indicate the consultation process has not been followed correctly. Keep your original letter and any proof of delivery. You may be able to use this as grounds to challenge the charges at the First-tier Tribunal or to argue that the landlord has not complied with the consultation requirements.
This guide is for general information only and does not constitute legal advice. If you are unsure about your rights or obligations, seek independent legal advice. Read our full disclaimer.