Section 20 consultation date calculator and notice checklist
For leasehold blocks in England. Work out the two 30-day consultation periods and whether the £250 per leaseholder threshold is crossed. Rules last verified from legislation.gov.uk and GOV.UK (sources below). Not legal advice. Wales has its own 2004 regulations.
1. Is consultation needed?
2. The consultation dates
Example: a stage 1 notice dated 9 November 2026 gives observations until 8 December 2026; a stage 2 notice can then be dated 9 December 2026 at the earliest (after the tender), and its period would end on 7 January 2027. Each period is 30 days beginning with the date of the notice, so the notice date is day 1.
3. Notice checklist
- Stage 1, notice of intention: served on each leaseholder and any recognised tenants' association; describes the works and why they are needed; invites observations and contractor nominations within the 30-day period.
- The landlord must have regard to the observations and invite a nominated contractor to tender.
- Stage 2, notice of proposals: describes at least two of the proposals (estimates) received; the leaseholders get another 30-day period to comment.
- If the contract does not go to the cheapest bidder or to a nominated contractor, a notice of the award of the contract within 21 days of entering into the contract.
- Long-term agreements (over 12 months, more than £100 a year for any one leaseholder) follow a similar process.
- No consultation and no dispensation (First-tier Tribunal, section 20ZA): recovery is capped at £250 per leaseholder (£100 a year for a long-term agreement).
Questions
When does Section 20 consultation apply?
In England, when qualifying works would make any one leaseholder's contribution more than £250, or a qualifying long-term agreement (over 12 months) would cost any one leaseholder more than £100 a year.
How long is each consultation period?
30 days beginning with the date of the notice: the notice date counts as day 1, so the period ends on the 29th day after it.
What happens if the landlord does not consult?
Without dispensation from the First-tier Tribunal (section 20ZA), the landlord can recover only £250 per leaseholder towards the works, or £100 a year for a long-term agreement.
Has the £250 threshold changed?
Not as read on 9 November 2026: regulation 6 still says more than £250. The government has consulted on major works reform and said on 15 July 2026 it will respond on it separately.
Sources (read 9 November 2026)
- The Service Charges (Consultation Requirements) (England) Regulations 2003, regulation 2 ("relevant period"): “"relevant period", in relation to a notice, means the period of 30 days beginning with the date of the notice”
- The same regulations, regulation 6 (the appropriate amount): “the appropriate amount is an amount which results in the relevant contribution of any tenant being more than £250.”
- GOV.UK, Strengthening leaseholder protections consultation, Annex H: Background to the Major Works regime (document dated 13 June 2025): “Leaseholders have a 30-day period in which they can inspect the landlord's scheme of works, make observations and nominate a preferred contractor.”
- GOV.UK, Government response to the Strengthening leaseholder protections over charges and services consultation (published 15 July 2026): “reforms to the major works regime ... We will provide a separate response on these proposals in due course.”
The government has consulted on reforming the major works regime (including the thresholds); as read on 9 November 2026 the rules above are unchanged. This page is general information, not legal advice: check the lease and take advice for a dispute. Questions or a correction: contact us.