Your Section 20 timeline.
Worked back from 6 April 2027 for works shared by 12 flats, with 14 days allowed for the estimates to come in.Worked back from 6 April 2027 for 12 flats, with 14 days for estimates.
An example result, for works shared by 12 flats. Work out your own dates.
To sign on 6 April 2027, the notice of intention has to be served by 23 January 2027. Each notice date is the latest safe date. A notice can go out earlier, but not before the previous window has closed.To sign on 6 April 2027, serve the notice of intention by 23 January 2027. Each notice date is the latest safe date.
Schedule 4, Part 2. Works where any one flat’s share is more than £250, not carried out under a long-term agreement (more than twelve months) the block already has, and no public notice is required. SI 2003/1987 reg 7(4)(b) (opens in new tab)
The calendar file downloads now and asks for nothing. If you would rather have them by email, we keep your address for 90 days and send nothing else.The calendar file asks for nothing. If you choose email, we keep your address for 90 days.
- By 23 Jan 2027Serve the notice of intentionSI 2003/1987 Sch 4 Pt 2 para 1 (opens in new tab)From your 14-day allowance
To every leaseholder and any recognised tenants’ association that represents them. Describe the works and say why they are needed. Invite observations and nominations of a contractor. Give the address for observations and the date the 30 days end.
- 21 Feb 2027Stage 1 window closesSI 2003/1987 reg 2 (opens in new tab); Sch 4 Pt 2 paras 1(2)(d), 3 (opens in new tab)From your 14-day allowance
30 days beginning with the date of the notice. Have regard to the observations. Try to get an estimate from a nominated contractor, chosen as paragraph 4 sets out.
- By 7 Mar 2027Serve the statement of estimatesSI 2003/1987 Sch 4 Pt 2 para 4(5)–(10) (opens in new tab)
Set out at least two estimates, one from a person wholly unconnected with the landlord, and include any estimate from a nominee. Summarise the stage 1 observations and respond to them. Make all the estimates available to inspect, say where and when, invite observations and give the date the 30 days end.
- 5 Apr 2027Stage 2 window closesSI 2003/1987 reg 2 (opens in new tab); Sch 4 Pt 2 paras 4(10)(c), 5 (opens in new tab)
30 days beginning with the date of the notice. Have regard to the observations.
- 6 Apr 2027Sign the contractSI 2003/1987 Sch 4 Pt 2 para 6 (opens in new tab)
Unless the contractor is a nominee or gave the lowest estimate, write to every leaseholder and any recognised tenants’ association within 21 days of signing. Give your reasons for the choice, and summarise and respond to the stage 2 observations.
No more than £250 from each of 12 flats, whatever the works cost, unless a tribunal dispenses with the consultation requirements. The block still owes the contractor the full price. The cap limits only what leaseholders can be asked to pay.No more than £250 from each of 12 flats, whatever the works cost, unless a tribunal dispenses with the consultation requirements.
LTA 1985 s.20(1), (7), s.20ZA (opens in new tab); SI 2003/1987 reg 6 (opens in new tab)Run it as a file, not a diary
The Section 20 pack serves each notice with proof, tracks both windows, logs the observations and exports the file a tribunal can read. £149 per consultation.The Section 20 pack serves each notice with proof, tracks both windows and exports the file. £149 per consultation.