What to Do When You Receive a Section 20 Notice
The first week matters. Here's a practical checklist for what to read, ask, keep, and check before you respond to anything.
Fact-checked against the England Section 20 / service charge framework · Last reviewed 22 August 2026
1. Read the whole notice, not just the headline figure
It’s tempting to skip straight to the total cost. Read the description of the works, the stage the notice represents (Notice of Intention, Statement of Estimates, or Notice of Reasons - see our consultation process guide), and any deadline for responding.
2. Note every date
The date on the notice, the date it was actually received (if different), the response deadline, and any dates mentioned for the works themselves. If this isn’t the first notice you’ve had about these works, note those dates too - a clear timeline is one of the most useful things you can build early.
3. Check who your landlord actually is
Is the notice from your freeholder directly, a managing agent acting for them, or (if you’re an ex-council leaseholder) the local authority or a housing association that took over the stock? This affects which escalation routes are even open to you later - see our guide on which escalation route handles what.
4. Start a folder - physical or digital
Keep the notice itself, any earlier notices, your lease (or a copy of the relevant clauses), invoices, and any correspondence you send or receive, all in one place with dates. Our guide to what evidence actually helps covers what’s worth prioritising.
5. Don’t ignore the deadline, and don’t assume silence is safe
If the notice invites observations, submitting them within the stated period is worthwhile even if you’re not sure yet exactly what to say - a short, genuine question is better than nothing. Missing a response window doesn’t usually stop the works or the eventual bill, so it’s not a reason to feel like you’ve lost your only chance to raise something.
6. Ask questions promptly and check the payment position
You can ask for an explanation and supporting information - what the works involved, how the cost was arrived at, and whether the consultation requirements were followed - and, where appropriate, challenge whether a service charge is payable or reasonable. However, raising a question or complaint does not normally suspend a contractual payment deadline. Check the terms of your lease and demand, and get advice before withholding payment, particularly where the amount is significant or recovery action has been threatened. A clear, factual written request is usually more effective than a phone call you can’t easily refer back to later. See our guide on writing an effective observation letter.
7. Know when this is bigger than a notice
If the notice mentions cladding, fire safety remediation, or an EWS1 form, or if you’re already facing a tribunal or court case, or a forfeiture threat, stop and get specialist advice from a solicitor, Citizens Advice, or LEASE rather than treating it as a routine Section 20 case.
Once you’ve done the basics
Organising all of the above against every issue area that could apply - and turning it into a clear chronology, a cost table, and a draft letter - is exactly what a Defence Pack does, once you’re ready to go further than the first-week checklist.
Related guides
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