Section 20 consultation software.

Before a Firm Is Instructed

A quote is tested against the qualifying works threshold before anybody is instructed: any one leaseholder’s share of the price, VAT included, over £250. Where no lease on the building records a share, the works are treated as qualifying until somebody can say otherwise.

The Stages, in Order

• The notice of intention, then the estimates, then the award — and a stage is refused until the observation period before it has closed. Each period is at least 30 days.
• Late post is counted. Where a leaseholder’s copy went out after the notice’s date, their period runs from their own copy.
• Nominations made during the notice of intention’s period, and whether each came in time.
• Estimates obtained — at least two, at least one from a person unconnected with the landlord — and the nominee’s where one was obtained.
• Observations and responses. What leaseholders said at each stage, with your response to each.
• The award. Which estimate was chosen and when, and the notice of reasons that follows within 21 days where the contract is not with a nominee or the lowest estimate.
• Dispensation. An application to the tribunal to dispense with the requirements, and its outcome, on the same record.

The Notices Themselves

Each notice starts from an editable draft assembled from the record, touching every point the regulations require. A draft with a blank still in it cannot be served. Notices go to each leaseholder by the route they asked for — email, print or post — through one outbox, with the date of service on the record.