What a Section 20 Notice Looks Like: Annotated Examples

The short answer

For most privately arranged major works, the first Section 20 notice you receive is a Notice of Intention. It normally describes the proposed works (or says where you can inspect a description), explains why they are needed, invites written observations by a stated end date, and invites you to nominate a contractor. A Statement of Estimates normally follows, setting out at least two estimates. Neither document is a bill.

Which procedure does your notice follow?

The examples below follow the ordinary procedure for qualifying works that don’t need public notice. Notices about a long-term agreement, works under an existing long-term agreement, or contracts that must be advertised by public notice (common for councils and some housing associations) contain different documents and different nomination rights. The consultation process guide explains the main variations, and the Leasehold Advisory Service (LEASE) publishes official example wording for each one (see the sources at the end of this guide).

Example 1: a Notice of Intention

What each part normally does

• Who it is addressed to. The notice normally goes to each leaseholder who contributes, and to any recognised tenants’ association. Worth checking: is it addressed to you, and is the building the right one?
• Paragraph 1, the works. The notice normally describes the works in general terms, or says where and when a description can be inspected. Worth checking: can you tell what is actually proposed? If not, you can ask for more detail.
• Paragraph 2, the reasons. The notice normally says why the landlord considers the works necessary. Worth checking: do the reasons match what you know about the building? Photos or earlier reports you hold may be worth keeping.
• Paragraph 3, observations and the end date. The notice normally invites written observations, gives the address to send them to, and states when the period ends. The period is 30 days beginning with the date of the notice, so in this example the last day is 1 April 2026. Our observation deadline calculator works out the usual last day, but the end date printed on your notice takes priority.
• Paragraph 4, nominating a contractor. Under this procedure the notice normally invites leaseholders to propose someone the landlord should try to get an estimate from. Different nomination rules apply where public notice is required.

Example 2: a Statement of Estimates

What each part normally does

• The estimates. Under the ordinary procedure the statement normally sets out at least two estimates, at least one from a person wholly unconnected with the landlord, and includes any estimate obtained from a leaseholder’s nominee. Worth checking: how do the figures compare, and what does each estimate actually cover?
• Observations and the landlord’s response. The statement normally summarises the observations made on the Notice of Intention and the landlord’s response. Worth checking: is your own observation reflected?
• Inspecting the estimates. The statement normally says where and when all the estimates can be inspected. You can ask to see them.
• A second observation period. The statement normally invites written observations on the estimates by a stated end date.

The usual timeline

For privately arranged works without public notice, the documents normally arrive in this order. Real timings vary, and long-term agreements and public-notice contracts follow different steps.

What these examples don’t tell you

Comparing your notice with an example can help you spot questions worth asking. It can’t tell you whether your landlord has met the consultation requirements, or what you will end up paying - only the First-tier Tribunal can decide that. If something looks different or missing, the next step is a clear question to your landlord or managing agent. Our guide to writing an observation letter covers how, and the sample Defence Pack shows how a real notice can be organised into a chronology, cost table and draft letter.