Service charge demands.
In short
A service charge demand in England must be accompanied by the prescribed summary of tenants' rights and obligations (s.21B Landlord and Tenant Act 1985), must state the landlord's name and address (s.47 Landlord and Tenant Act 1987), and the landlord must give an address in England and Wales for notices (s.48). Costs incurred more than 18 months before they are demanded generally cannot be recovered (s.20B). A demand that misses one of these is usually not payable until it is put right.
What has to go with a service charge demand?
The summary of tenants' rights and obligations, in the exact words set by the 2007 regulations, titled "Service Charges - Summary of tenants' rights and obligations" and printed in at least 10 point. Until a demand is accompanied by it, the leaseholder may withhold payment. It has to go with the demand itself: a summary sent separately afterwards has been held not to count.
Whose name and address must be on the demand?
The landlord's, under section 47 of the 1987 Act, with an address in England and Wales for notices under section 48 where the landlord's own address is elsewhere. Without them the sum is treated as not due until the information is given. For an RTM company, practitioners generally advise naming the RTM company and also the freeholder where it is a different company. A care-of address for an agent is not enough.
What is the 18 month rule?
Under section 20B of the 1985 Act, a cost incurred more than 18 months before it is demanded cannot be recovered, unless within those 18 months the leaseholder was told in writing that the cost had been incurred and that they would be asked to contribute. It bites most on balancing charges at year end and on bills that arrive late.
What else should a good demand show?
The flat, the leaseholder's share under the lease, the period it covers, what the money is for heading by heading, the date it is payable by, how to pay, and a reference. Many boards add a line saying the payment details will never be changed by email, because changed bank details are a common fraud.
Is a new standard demand form coming?
Yes. The Leasehold and Freehold Reform Act 2024 provides for a standard form of service charge demand, and the government's response to its 2025 consultation was published in July 2026, with the new rules expected in 2027. Until they are in force, the requirements above are the law.
Where Servanda comes in
Servanda will not let a demand be issued that misses a required item: it checks the landlord's name and address, the address for notices, the shares adding to 100% and the 18 month rule, then prints each demand with the prescribed summary after it and emails it to the leaseholder.
Everything Servanda doesThe law
- Landlord and Tenant Act 1985, section 21B
- Service Charges (Summary of Rights and Obligations, and Transitional Provision) (England) Regulations 2007, regulation 3
- Landlord and Tenant Act 1987, section 47
- Landlord and Tenant Act 1987, section 48
- Landlord and Tenant Act 1985, section 20B
- Leasehold and Freehold Reform Act 2024
The legislation is the authority; this page is a plain summary for England, checked on 2026-10-23. Wales and Scotland have their own rules. Take advice on any particular building.