Section 21 request: how to get a summary of service charge costs

England and Wales · Law checked 24 October 2026 · Not legal advice

Section 21 of the Landlord and Tenant Act 1985 lets a leaseholder in England or Wales require the landlord, in writing, to supply a written summary of the costs behind their service charge. It is usually the first step in any challenge, because it unlocks your right to see the invoices under section 22.

What the summary must cover

The request covers the last 12-month accounting period ending on or before your request (or, if accounts are not made up yearly, the 12 months ending with your request). The summary must show how the costs are reflected in service charge demands and separate out costs not yet billed to the landlord, costs billed but not paid, and costs billed and paid, plus any money held on account for tenants at the period end.

If the service charges are payable by tenants of more than four flats, the summary must be certified by a qualified accountant (s.21(6)).

Deadline for the landlord

The landlord must comply within one month of the request, or within six months of the end of the accounting period, whichever is later (s.21(4)). You can serve the request on the agent named on your demands or on whoever collects the rent, and they must pass it on (s.21(3)).

What if they ignore it?

Failing to comply without reasonable excuse is a criminal offence under section 25 (fine up to level 4). It does not apply to Welsh local authorities or registered social landlords. In practice, a polite follow-up letter referring to section 25 usually gets a reply.

Note on the "new" section 21

Legislation.gov.uk shows newer versions of section 21, but they have only been switched on as powers to make regulations, and no regulations have been made. The version you can use is the 1996 text summarised above. The 2024 Act will replace it with a new information right, expected from 2027.

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