Understanding the 30-Day Consultation Period for s20 Notices

Navigating the world of property management and leasehold agreements can be complex, especially for leaseholders facing repairs or maintenance works. Central to this process is the s20 notice, a legal requirement in England and Wales that landlords must follow when they plan to carry out major works that will incur costs. A pivotal aspect of this notice is the 30-day consultation period, which plays a vital role in ensuring transparency and fairness. This blog will explore what happens during this consultation period, its importance for both landlords and leaseholders, and steps leaseholders can take to actively participate.

What is an s20 Notice?

A s20 notice is issued under Section 20 of the Landlord and Tenant Act 1985. It is designed to inform leaseholders in advance about significant works planned by their landlord that are expected to cost over a certain amount, usually £250 per leaseholder. This notice aims to protect leaseholders’ interests by providing them with the opportunity to engage in the decision-making process regarding the works.

The Importance of the 30-Day Consultation Period

The consultation period is a crucial element of the s20 process. It ensures that leaseholders can express their views, raise concerns, and have a say in the proposed works before any decisions are finalised. This democratic approach allows for transparency and accountability, which are vital in maintaining a good relationship between landlords and leaseholders.

Key Objectives of the 30-Day Consultation Period

1. Transparency: The consultation process encourages landlords to be open about their plans, helping ensure leaseholders are well-informed.

2. Feedback: It provides an opportunity for leaseholders to offer feedback, which can lead to better decision-making regarding the works.

3. Cost Control: Engaging leaseholders in the consultation can help keep costs reasonable, as landlords may reconsider aspects of the proposed works based on feedback received.

What Happens During the 30-Day Consultation Period?

During the 30-day consultation period, several key activities and processes take place. Understanding these will help leaseholders effectively engage with their landlords and promote better outcomes.

1. Issuance of the s20 Notice

The process begins with the landlord issuing the s20 notice. This notice should contain essential information, including:

– A description of the proposed works

– Estimated costs associated with the works

– The reasons for undertaking these works

– The landlords’ chosen contractors (if applicable)

– Details about how leaseholders can respond to the consultation

2. Invitation for Feedback

Upon receiving the s20 notice, leaseholders are invited to provide feedback about the proposed works. The consultation should allow leaseholders to raise concerns about:

– The necessity of the works

– The choice of contractors

– The estimated costs

– Any other relevant issues

In most cases, landlords will encourage responses via written communication or may set up meetings for discussion, which can be beneficial for those who prefer direct engagement.

3. Reviewing the Proposed Contractors

If the landlord has identified specific contractors for the works, leaseholders should take this opportunity to review their credentials. Researching the contractors’ past projects, customer reviews, and any red flags regarding their reputation will enable leaseholders to provide informed feedback.

4. Collective Engagement

It is often advantageous for leaseholders to work together during the consultation period. By forming groups or committees, leaseholders can combine their voices and concerns, present a more substantial case to the landlord, and advocate for their interests more effectively.

5. Potential Mediation

In some cases, if disagreements arise during the consultation, landlords may be open to mediation. This involves a neutral third party helping facilitate discussions between the landlord and the leaseholders. Mediation can be a constructive way to address concerns and find agreeable solutions without escalating the situation further.

6. Final Notification

After the 30-day consultation period concludes, the landlord must consider all feedback received. This may lead to alterations in their plans. Following this, landlords are typically required to issue a final notice outlining the route forward. If significant changes are made based on leaseholder feedback, it may necessitate a second consultation period, particularly if the costs or nature of the works have changed dramatically.

What Should Leaseholders Be Aware Of?

While the consultation period is a powerful tool for leaseholders, several areas warrant careful attention:

1. Timing: Leaseholders should ensure they respond within the consultation timeframe. Delays or missed communications can hinder their ability to influence decisions.

2. Documentation: Keeping a record of all communications with the landlord, including the original s20 notice and any responses, is essential. This documentation can serve as evidence if disputes arise later.

3. Understanding Rights: Leaseholders must be aware of their legal rights during this process. Familiarity with the s20 regulations can empower leaseholders and help ensure their voices are heard.

4. Seeking Legal Advice: If concerns remain unresolved or if leaseholders feel their feedback is not adequately addressed, seeking legal counsel may be necessary. Property solicitors specialising in leasehold matters can assist in navigating complex issues with landlords.

Conclusion

The 30-day consultation period is a vital part of the s20 notice process, providing leaseholders with a platform to engage with their landlords regarding major works. By understanding what happens during this time, leaseholders can take an active role in influencing outcomes that may affect their living conditions and costs. By leveraging their rights, providing informed feedback, and joining forces with fellow leaseholders, they can help ensure a fair and transparent process. Ultimately, effective communication and collaboration during the consultation period can result in better decisions for all parties involved, fostering a more positive landlord-tenant relationship.

If you are looking for a first rate conveyancing service why not give one of Alexander JLO’s specialist property lawyers a call on 020 7537 7000, click on the get a quote button or email quote@london-law.co.uk for a free, no-obligation quotation? Come and see what we can do for you.

This blog was prepared by Alexander JLO’s property partner Matt Johnson on 8th February 2026 and is correct at the date of publication. Matt has many years of experience of dealing with property work and specialises in new build and shared ownership properties.  His profile on the independent Review Solicitor website and be found here