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Section 20 observation letter template
Received a Section 20 notice? You have 30 days to respond. Fill in your details below, download the letter as a PDF, and send it before your deadline.
Steps
Step 1
Check your deadline
Find the date on your Section 20 notice. Your 30-day window to respond starts from that date. Do not miss it.
Step 2
Complete the letter
Fill in the sections below that apply to your situation. Section A is for observations, Section B to nominate a contractor, Section C to request documents. Leave blank any sections that do not apply.
Step 3
Send and keep a copy
Enter your email to receive the letter as a PDF. Send it by email and recorded delivery to your landlord or managing agent. Keep a copy for your records.
Re: Response to Section 20 Notice of Intention
Property:
Works:
Date of notice:
Date received:
Deadline to respond:
Dear ,
I write in response to the Section 20 Notice of Intention dated which I received on . I am the leaseholder of Flat , . I wish to exercise my rights under the Service Charges (Consultation Requirements) (England) Regulations 2003 and make the following observations within the 30-day relevant period ending .
Section A: Observations on the proposed works
(optional: delete the placeholder and leave blank if not needed)
I ask that you have regard to these observations and provide a written response summarising how they have been considered when issuing the statement of estimates.
Section B: Nomination of contractor
(optional: leave blank if you are not nominating anyone)
I ask that you contact this contractor and make reasonable efforts to obtain an estimate from them. Please confirm that this nomination has been received and recorded.
Please confirm receipt of this letter in writing. I understand that you are required to have regard to observations received within the relevant period.
Yours sincerely,
Flat ,
Enter your email to download your letter as a PDF
How to send your letter
- Send by email to your landlord or managing agent and request a read receipt.
- Also send by recorded delivery to their registered address. That creates a paper trail if anything is disputed later.
- Keep a copy of everything: the original notice, your letter, and any replies.
If you are worn down by slow consultation and unclear costs, remember that leaseholders who use Right to Manage run their own major works process in the open. Check if your building qualifies.
Frequently asked questions
What is the 30-day deadline?
The relevant period is 30 days from the date on the Notice of Intention. Your observations and any contractor nomination must be received by the landlord before this deadline. Sending on the last day is risky. Send as early as you can.
Do I have to complete all three sections?
No. Complete only the sections that apply to your situation. If you have no contractor to nominate, leave Section B blank. If you do not want to request documents, leave Section C blank. At minimum, completing Section A with brief observations is worthwhile as it puts your concerns on record.
What happens after I send the letter?
Your landlord must have regard to your observations. They will then issue a Statement of Estimates (Stage 2), which you will have another 30 days to respond to. If you nominated a contractor, they must try to obtain an estimate from them.
Can I send this letter by email only?
You should send by both email and recorded delivery. Email creates a timestamp but can be disputed. Recorded delivery creates a legal paper trail that is harder to challenge.
What if my landlord ignores my letter?
Your landlord is legally required to have regard to observations received within the relevant period. If they ignore your nomination or fail to respond, this may form part of a tribunal challenge later. Keep all correspondence.
This template is for general guidance only and does not constitute legal advice. If you are in any doubt about your rights or obligations, seek independent legal advice before sending. Read our full disclaimer.