Section 20 statement of estimates template
A section 20 statement of estimates is the second stage of consultation on major works to a leasehold building in England. It sends leaseholders the estimates the landlord has obtained and invites their comments within 30 days. The building, the works, the estimates and the contractors change with every project.
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What changes each time
24 values. Everything else is your wording, kept exactly.
Who it goes to and from
- Leaseholders: each of the building or a named leaseholder
- Recognised tenants' association and secretary's address
- Landlord's name or company name
- Managing agent's name, address, phone and email
- Building or estate name and address
- Date of the notice
Background
- Date of the stage 1 notice
- Short description of the works
- Date the consultation on the stage 1 notice ended
The estimates
- Number of estimates
- Contractor, estimated cost, whether it includes VAT, any nomination and any connection with the landlord
- Nominated contractor and who nominated them
- Date a nominated contractor was asked, and their response
- Other costs such as surveyor's fees
- Your share and the lease clause it is based on
Comments and inspection
- Number of leaseholders who commented on the notice of intention
- Summary of each comment and the response
- Place, hours, days and dates to inspect the estimates
- Web link or portal and log-in details
- Contact for copies
Observations
- Name and address for observations
- Email for observations
- End date of the 30-day period
- Signatory name and position
The rules it usually needs
Written in plain English when the template is set up.
- One of several wordings
“Address the notice to each leaseholder of the building, or to one named leaseholder.”
Only the chosen addressee appears.
- One of several wordings
“Give the estimated cost of the works in each of the estimates, or in a stated number of them.”
Only the chosen wording appears.
- One of several wordings
“For each estimate, record that it was not nominated, or was nominated by a leaseholder or the association.”
The nominator is named when there was one.
- One of several wordings
“For each estimate, record that the contractor is wholly unconnected with the landlord, or the nature of the connection.”
Only the chosen wording appears.
- One of several wordings
“Say either that no written comments were received on the notice of intention, or summarise those that were.”
The table of comments appears only when comments were received.
- One of several wordings
“At the inspection, either provide copying facilities or send a free copy on request.”
Only the chosen wording appears.
- One of several wordings
“If a nominated contractor was asked but gave no estimate, say they declined or did not respond by a date.”
The wording appears only in that case.
- Only when…
“Include the tenants' association line and the managing agent only when they exist.”
Their details appear.
- Only when…
“Include the paragraph on a nominated contractor's estimate only when one was obtained.”
The contractor and nominator are named.
- Only when…
“Include other costs only when fees or other costs will be charged through the service charge.”
Examples such as a surveyor's fee are listed with estimated amounts.
- Only when…
“Include the leaseholder's expected share only when helpful.”
It is marked as an estimate only.
- Only when…
“Include the online viewing line only when the estimates can be seen online.”
The link and log-in details appear.
- Once for each item
“One row for each estimate and one row for each comment received.”
Three estimates give three rows, each with the contractor, cost and connection.
Questions people ask
What is a statement of estimates?
The second stage of consultation under section 20 of the Landlord and Tenant Act 1985 for qualifying works, setting out the estimates obtained and inviting leaseholders to comment.
How long do leaseholders have to comment?
30 days beginning with the date of the notice. The notice states the date on which the period ends.
How many estimates must a landlord obtain?
The landlord must try to obtain estimates, including from any contractor a leaseholder or the association has nominated, and at least one must be wholly unconnected with the landlord.
Can leaseholders inspect the estimates?
Yes. The landlord must make all estimates available to inspect free of charge, and provide copies or facilities to take them.
What comes next?
The landlord considers the observations, awards the contract and, if it does not choose the lowest estimate or a nominated contractor, writes within 21 days to explain why.
Use this template
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