The summary of rights and obligations.
In short
Every service charge demand for a dwelling in England must be accompanied by the summary of tenants' rights and obligations set out in regulation 3 of SI 2007/1257, under section 21B of the Landlord and Tenant Act 1985. It must use the prescribed words, carry the prescribed title, and be printed in at least 10 point. If it is missing, the leaseholder may withhold the service charge until it is provided.
Why does the summary matter?
Because without it the demand can lawfully be withheld. The summary is not a courtesy: section 21B makes it a condition of the leaseholder having to pay, and late payment provisions in the lease do not run while it is withheld for this reason.
Can we write our own version?
No. The words are prescribed by the regulations and should be reproduced exactly, under the title "Service Charges - Summary of tenants' rights and obligations". You can lay it out as you like, so long as it is legible and at least 10 point. There is a separate prescribed summary for administration charges, such as late payment fees.
What does the summary say?
In short: that the summary must accompany a demand; what service charges are; the right to ask the First-tier Tribunal whether a charge is payable; the limits on recovering legal costs; tribunal fees and costs; the £250 and £100 consultation limits under Section 20; the right to seek a variation of the lease; the right to a written summary of costs and to inspect the supporting documents; the right to a management audit; and the limits on forfeiture.
Where can we get the exact text?
From the regulations themselves on legislation.gov.uk, linked below. It is Crown copyright and may be reproduced under the Open Government Licence. Check it against the current version before you print a new batch, because tribunal names in it were updated in 2013.
Where Servanda comes in
Servanda prints the summary in the prescribed words, at 10 point, on the page after every demand it produces, and the wording is pinned by an automatic check so it cannot drift.
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
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.