On paper a Section 20 consultation runs 60 days. In practice it almost always takes longer - and how much longer matters when you are trying to commission urgent works in a residential block.
The statutory minimums
- Notice of Intention - 30 days for leaseholder observations
- Notice of Estimates - 30 days for leaseholder observations on estimates
- Notice of Award - confirmation of contractor selection
What that looks like in real time
From decision to instruct, to contractor on site, a clean Section 20 typically runs 4 to 6 months. Drivers of delay include contractor availability for estimates, leaseholder observations that need a substantive response, and any specialist surveys needed before scopes can be finalised.
Where consultations stall
- Insufficient contractor estimates obtained (the Act requires the landlord to obtain estimates from any nominated contractors)
- Observations from leaseholders that raise scope issues requiring re-design
- Section 20 ZA dispensation applications in fire safety or emergency cases
- Building Safety Act approvals running alongside Section 20 for higher-risk buildings
Practical scheduling advice
Plan major works at least 9 months out where possible. Communicate with leaseholders before serving notice - the Act sets a floor, not a substitute for engagement.
Section 20 timeline tight for your block?
If you are facing urgent works in an East London block, we can help structure the consultation and, where appropriate, prepare a dispensation application.
Speak to our team about your block
We manage residential blocks and estates across Romford and East London. If this article raised a question about your specific situation, send it across - we will give you a straightforward, plain-English answer.