Every dated duty of a resident-run block, with the section that imposes it.

42 duties a director of a residents’ management company or RTM company carries in England: when each falls due, what it costs to miss, and the law itself, one click away.

42 duties, when each falls due, what it costs to miss, and the law itself.

Your company’s own dates

The health check reads your confirmation statement, accounts and verification dates off the register, and can remind you of them.

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The money · 11 The company · 8 The building · 9 The right to manage and the RICS Code · 6 Coming · 8

Last reviewed 14 Oct 2026. Each section links to its text on legislation.gov.uk. One is different: s.21 opens the last version in force, because the replacement passed in 2002 was never brought into force. “In Resident Led” shows where the product keeps the duty. Written by Resident Led from the legislation as published on legislation.gov.uk and from the government’s own guidance. We cite the law; we do not give legal advice.

Last reviewed 14 Oct 2026. Each section links to legislation.gov.uk. One is different: s.21 opens the last version in force, because the replacement passed in 2002 was never brought into force.

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The money: demands, accounts and consultation

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The money: demands, accounts and consultation
Duty	The law	When	If it is missed	In Resident Led
Landlord’s name and address on every demand	LTA 1987 s.47 (opens in new tab); Beltov Properties v Martin [2012] UKUT 133 (opens in new tab)	Every demand, and it must be the landlord’s own address. The agent’s is not enough	The sum is treated as not due until the name and address are given	Demands
An address for service in England and Wales	LTA 1987 s.48 (opens in new tab)	Once, and again on any change	Service charge is not due until it is given	Demands
Summary of rights with every demand	LTA 1985 s.21B (opens in new tab); SI 2007/1257 (opens in new tab)	Every demand, in the prescribed words	The leaseholder may withhold payment	Demands
Demand costs within 18 months	LTA 1985 s.20B (opens in new tab)	Within 18 months of the cost, or a s.20B(2) notice in that time	Older costs are lost	Calendar
Costs must be reasonable	LTA 1985 ss.19, 27A (opens in new tab)	All the time	The tribunal can disallow unreasonable costs	Record
Summary of costs on request	LTA 1985 s.21 (opens in new tab)	One month from the request, or six months from the year end if later	Offence, fine up to £2,500 (s.25)	Record
Inspection of accounts and receipts	LTA 1985 s.22 (opens in new tab)	Facilities for two months, starting within one month of the request	Offence (s.25)	Record
Service-charge money held on trust	LTA 1987 s.42 (opens in new tab)	All the time	The company holds it on trust; misuse is a breach of trust	Ledger
Section 20 consultation	LTA 1985 ss.20, 20ZA (opens in new tab); SI 2003/1987 (opens in new tab)	Works costing any flat over £250; agreements over 12 months costing any flat over £100 in an accounting period	Recovery capped at £250 a flat (£100 an accounting period) unless the tribunal dispenses	Section 20 file
Summary of rights with administration charges	CLRA 2002 Sch 11 (opens in new tab); SI 2007/1258 (opens in new tab)	Every admin-charge demand	The leaseholder may withhold payment	Demands
Insurance information on request	LTA 1985 s.30A and Schedule para 2 (opens in new tab)	A summary within 21 days of the request	Offence (Schedule, para. 6)	Record

The money: demands, accounts and consultation

Landlord’s name and address on every demand

LTA 1987 s.47; Beltov Properties v Martin [2012] UKUT 133

When: Every demand, and it must be the landlord’s own address. The agent’s is not enough
If missed: The sum is treated as not due until the name and address are given
In the product: Demands

An address for service in England and Wales

LTA 1987 s.48

When: Once, and again on any change
If missed: Service charge is not due until it is given
In the product: Demands

Summary of rights with every demand

LTA 1985 s.21B; SI 2007/1257

When: Every demand, in the prescribed words
If missed: The leaseholder may withhold payment
In the product: Demands

Demand costs within 18 months

LTA 1985 s.20B

When: Within 18 months of the cost, or a s.20B(2) notice in that time
If missed: Older costs are lost
In the product: Calendar

Costs must be reasonable

LTA 1985 ss.19, 27A

When: All the time
If missed: The tribunal can disallow unreasonable costs
In the product: Record

Summary of costs on request

LTA 1985 s.21

When: One month from the request, or six months from the year end if later
If missed: Offence, fine up to £2,500 (s.25)
In the product: Record

Inspection of accounts and receipts

LTA 1985 s.22

When: Facilities for two months, starting within one month of the request
If missed: Offence (s.25)
In the product: Record

Service-charge money held on trust

LTA 1987 s.42

When: All the time
If missed: The company holds it on trust; misuse is a breach of trust
In the product: Ledger

Section 20 consultation

LTA 1985 ss.20, 20ZA; SI 2003/1987

When: Works costing any flat over £250; agreements over 12 months costing any flat over £100 in an accounting period
If missed: Recovery capped at £250 a flat (£100 an accounting period) unless the tribunal dispenses
In the product: Section 20 file

Summary of rights with administration charges

CLRA 2002 Sch 11; SI 2007/1258

When: Every admin-charge demand
If missed: The leaseholder may withhold payment
In the product: Demands

Insurance information on request

LTA 1985 s.30A and Schedule para 2

When: A summary within 21 days of the request
If missed: Offence (Schedule, para. 6)
In the product: Record

The company: Companies House, data and governance

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The company: Companies House, data and governance
Duty	The law	When	If it is missed	In Resident Led
Every director verifies their identity	CA 2006 s.167G(3)(c) (opens in new tab); CA 2006 s.167M (opens in new tab); SI 2025/1118 reg 4 (opens in new tab)	New directors before they act as one; existing directors with the company’s next confirmation statement, including one due after the transition ends in mid-November 2026. Where the company’s confirmation statement was already overdue on 18 November 2025, an unverified director has been barred from acting since the end of 2 December 2025	Acting unverified is an offence; the confirmation statement cannot be filed	Health check
Confirmation statement	CA 2006 s.853A (opens in new tab)	Within 14 days after each review date	Offence (s.853L); the company can be struck off (s.1000)	Calendar
Annual accounts	CA 2006 ss.441–442 (opens in new tab); SI 2008/497 reg 4 (opens in new tab)	Nine months after the year end	Penalties of £150 to £1,500, doubled if late two years running	Calendar
Staying on the register	CA 2006 ss.1000, 1012 (opens in new tab); CA 2006 ss.1003, 1009, 1010 (opens in new tab); LTA 1987 s.42 (opens in new tab); Companies House, Striking off or dissolving a limited company (opens in new tab)	Keep filing	If struck off, the freehold passes to the Crown. Service-charge money is held on trust, so it sits outside that. If Companies House proposes to strike the company off, filing what is overdue and answering its letters can stop it; if the company applied to be struck off and still runs the block, its directors must withdraw the application	Health check
Register of members and PSC register	CA 2006 ss.113, 116 (opens in new tab); Part 21A (opens in new tab)	Kept current; members inspect free	Offences; membership cannot be shown on a flat sale	Record
An AGM, if the articles require one	The articles; CA 2006 Part 13 (opens in new tab)	As the articles say	Breach of the articles	Calendar
Directors’ general duties	CA 2006 ss.171–177 (opens in new tab)	All the time	Personal liability to the company	—
Data protection fee	SI 2018/480 reg 2 (opens in new tab); DPA 2018 s.158 (opens in new tab)	Every year	Fixed penalty of £400 at tier 1	Health check

The company: Companies House, data and governance

Every director verifies their identity

CA 2006 s.167G(3)(c); CA 2006 s.167M; SI 2025/1118 reg 4

When: New directors before they act as one; existing directors with the company’s next confirmation statement, including one due after the transition ends in mid-November 2026. Where the company’s confirmation statement was already overdue on 18 November 2025, an unverified director has been barred from acting since the end of 2 December 2025
If missed: Acting unverified is an offence; the confirmation statement cannot be filed
In the product: Health check

Confirmation statement

CA 2006 s.853A

When: Within 14 days after each review date
If missed: Offence (s.853L); the company can be struck off (s.1000)
In the product: Calendar

Annual accounts

CA 2006 ss.441–442; SI 2008/497 reg 4

When: Nine months after the year end
If missed: Penalties of £150 to £1,500, doubled if late two years running
In the product: Calendar

Staying on the register

CA 2006 ss.1000, 1012; CA 2006 ss.1003, 1009, 1010; LTA 1987 s.42; Companies House, Striking off or dissolving a limited company

When: Keep filing
If missed: If struck off, the freehold passes to the Crown. Service-charge money is held on trust, so it sits outside that. If Companies House proposes to strike the company off, filing what is overdue and answering its letters can stop it; if the company applied to be struck off and still runs the block, its directors must withdraw the application
In the product: Health check

Register of members and PSC register

CA 2006 ss.113, 116; Part 21A

When: Kept current; members inspect free
If missed: Offences; membership cannot be shown on a flat sale
In the product: Record

An AGM, if the articles require one

The articles; CA 2006 Part 13

When: As the articles say
If missed: Breach of the articles
In the product: Calendar

Directors’ general duties

CA 2006 ss.171–177

When: All the time
If missed: Personal liability to the company
In the product: —

Data protection fee

SI 2018/480 reg 2; DPA 2018 s.158

When: Every year
If missed: Fixed penalty of £400 at tier 1
In the product: Health check

The building: fire, safety and plant

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The building: fire, safety and plant
Duty	The law	When	If it is missed	In Resident Led
Fire risk assessment of the common parts	RRO 2005 art. 9 (opens in new tab)	Before occupation, then reviewed regularly; an annual review is the norm	Unlimited fine or up to two years; directors can be prosecuted (art. 32(8))	Calendar
Fire-safety information and fire doors	SI 2022/547 regs 9–10 (opens in new tab)	All blocks of two or more flats; over 11m, communal doors quarterly and flat doors yearly	Offence under the Fire Safety Order	Calendar
Higher-risk buildings (18m or seven storeys)	BSA 2022 Part 4 (opens in new tab); SI 2023/396 reg 20 (opens in new tab)	Registration; key building information within 28 days	Fine or up to two years	—
Electrical installation in the common parts	Electricity at Work Regs 1989 reg. 4 (opens in new tab)	No set interval; an EICR every five years is recommended	Prosecution after an incident; insurer conditions	Calendar
Asbestos in buildings from before 2000	CAR 2012 reg. 4 (opens in new tab); HSE guidance (opens in new tab)	Survey, register and plan; HSE says review every 12 months	HSE prosecution	Calendar
Lifts	LOLER 1998 reg. 9 (opens in new tab)	Thorough examination at least every six months	HSE prosecution; insurer repudiation	Calendar
Legionella in communal water	HSWA 1974 s.3 (opens in new tab); ACOP L8 (opens in new tab)	Risk assessment, reviewed on change; two years is the norm	HSE prosecution	Calendar
Communal gas	Gas Safety Regs 1998 reg. 36 (opens in new tab); HSWA 1974 s.3 (opens in new tab)	An annual Gas Safe inspection is universal practice. Reg 36 excludes leases of seven years or more, so this is our reading of the law.	Prosecution	Calendar
Common-parts health and safety	HSWA 1974 ss.2–3 (opens in new tab); Occupiers’ Liability Act 1957 (opens in new tab)	Risk assessment; an annual review is the norm	Claims; HSE prosecution	Calendar

The building: fire, safety and plant

Fire risk assessment of the common parts

RRO 2005 art. 9

When: Before occupation, then reviewed regularly; an annual review is the norm
If missed: Unlimited fine or up to two years; directors can be prosecuted (art. 32(8))
In the product: Calendar

Fire-safety information and fire doors

SI 2022/547 regs 9–10

When: All blocks of two or more flats; over 11m, communal doors quarterly and flat doors yearly
If missed: Offence under the Fire Safety Order
In the product: Calendar

Higher-risk buildings (18m or seven storeys)

BSA 2022 Part 4; SI 2023/396 reg 20

When: Registration; key building information within 28 days
If missed: Fine or up to two years
In the product: —

Electrical installation in the common parts

Electricity at Work Regs 1989 reg. 4

When: No set interval; an EICR every five years is recommended
If missed: Prosecution after an incident; insurer conditions
In the product: Calendar

Asbestos in buildings from before 2000

CAR 2012 reg. 4; HSE guidance

When: Survey, register and plan; HSE says review every 12 months
If missed: HSE prosecution
In the product: Calendar

Lifts

LOLER 1998 reg. 9

When: Thorough examination at least every six months
If missed: HSE prosecution; insurer repudiation
In the product: Calendar

Legionella in communal water

HSWA 1974 s.3; ACOP L8

When: Risk assessment, reviewed on change; two years is the norm
If missed: HSE prosecution
In the product: Calendar

Communal gas

Gas Safety Regs 1998 reg. 36; HSWA 1974 s.3

When: An annual Gas Safe inspection is universal practice. Reg 36 excludes leases of seven years or more, so this is our reading of the law.
If missed: Prosecution
In the product: Calendar

Common-parts health and safety

HSWA 1974 ss.2–3; Occupiers’ Liability Act 1957

When: Risk assessment; an annual review is the norm
If missed: Claims; HSE prosecution
In the product: Calendar

The right to manage and the RICS Code

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The right to manage and the RICS Code
Duty	The law	When	If it is missed	In Resident Led
The right-to-manage claim	CLRA 2002 ss.78–90 (opens in new tab)	Invitation, then the claim at least 14 days later; acquisition at least three months after the counter-notice date	The claim is treated as withdrawn	RTM claim pack
Information from the outgoing landlord	CLRA 2002 s.93 (opens in new tab)	Within 28 days beginning with the day the company’s notice is given, and nothing before the acquisition date	The tribunal can order them to provide it (s.107)	RTM claim pack
Service-charge money paid over to the company	CLRA 2002 s.94 (opens in new tab)	On the acquisition date, or as soon after as is reasonably practicable	The tribunal can fix the amount (s.94(3)) and order payment (s.107)	RTM claim pack
The company takes over management	CLRA 2002 ss.96–97 (opens in new tab)	From the acquisition date: services, repairs, maintenance, improvements, insurance and management	The company owes the lease’s obligations to the leaseholders and to the landlord (s.97(1))	Calendar
Leasehold law applies to the company as landlord	CLRA 2002 s.102 and Sch 7 (opens in new tab)	From the acquisition date: the service-charge rules (para 4), the s.42 trust (para 11) and the demand details in LTA 1987 ss.47–48 (para 12)	Each rule’s own consequence, as in the money group above	Demands
RICS Service Charge Residential Management Code	LRHUDA 1993 s.87 (opens in new tab); SI 2026/298 (opens in new tab)	Budgets, accounts, trust and reserve accounts, consultation	Admissible in evidence at the tribunal	Calendar

The right to manage and the RICS Code

The right-to-manage claim

CLRA 2002 ss.78–90

When: Invitation, then the claim at least 14 days later; acquisition at least three months after the counter-notice date
If missed: The claim is treated as withdrawn
In the product: RTM claim pack

Information from the outgoing landlord

CLRA 2002 s.93

When: Within 28 days beginning with the day the company’s notice is given, and nothing before the acquisition date
If missed: The tribunal can order them to provide it (s.107)
In the product: RTM claim pack

Service-charge money paid over to the company

CLRA 2002 s.94

When: On the acquisition date, or as soon after as is reasonably practicable
If missed: The tribunal can fix the amount (s.94(3)) and order payment (s.107)
In the product: RTM claim pack

The company takes over management

CLRA 2002 ss.96–97

When: From the acquisition date: services, repairs, maintenance, improvements, insurance and management
If missed: The company owes the lease’s obligations to the leaseholders and to the landlord (s.97(1))
In the product: Calendar

Leasehold law applies to the company as landlord

CLRA 2002 s.102 and Sch 7

When: From the acquisition date: the service-charge rules (para 4), the s.42 trust (para 11) and the demand details in LTA 1987 ss.47–48 (para 12)
If missed: Each rule’s own consequence, as in the money group above
In the product: Demands

RICS Service Charge Residential Management Code

LRHUDA 1993 s.87; SI 2026/298

When: Budgets, accounts, trust and reserve accounts, consultation
If missed: Admissible in evidence at the tribunal
In the product: Calendar

Coming: in the 2024 Act, not yet in force

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Coming: in the 2024 Act, not yet in force
Duty	The law	When	If it is missed	In Resident Led
The prescribed demand formNot in force	LAFRA 2024 s.55 (new LTA 1985 s.21C) (opens in new tab)	Twelve months after the regulations are made; late 2027 at the earliest	Late-payment provisions have no effect; damages up to £5,000 (s.25A)	Demands
The annual report to leaseholdersNot in force	LAFRA 2024 s.56 (s.21E) (opens in new tab)	Within one month of the year end	Damages up to £5,000	Record
Statement of account and accountant’s reportNot in force	LAFRA 2024 s.56 (s.21D) (opens in new tab)	Within six months of the year end, where four or more flats share costs	Breach of a term implied into the lease	Accountant’s pack
Information on request, six years backNot in force	LAFRA 2024 s.57 (ss.21F–21G) (opens in new tab); Government response, 15 Jul 2026 (opens in new tab)	“As soon as possible in 2027”	Damages up to £5,000	Record
Administration-charge scheduleNot in force	LAFRA 2024 s.61 (opens in new tab)	Published 28 days before any new charge	Charge not payable; damages up to £1,000	Calendar
Insurance information to leaseholdersNot in force	LAFRA 2024 s.60 (Sch paras 1A–1C) (opens in new tab)	Within a period set by regulations; 30 days proposed	Damages up to £5,000	Calendar
Insurance costs limited to permitted paymentsNot in force	LAFRA 2024 s.59 (ss.20G–20I) (opens in new tab)	With the other Part 4 rules	Excluded costs cannot be charged; damages of one to three times the amount	—
Future-demand notice, replacing the s.20B(2) noticeNot in force	LAFRA 2024 s.54 (opens in new tab)	“As soon as possible in 2027”	Form and effect set by regulations	Calendar

Dates depend on regulations that have not been laid. The 2027 changes explains each one.

Coming: in the 2024 Act, not yet in force

The prescribed demand form

LAFRA 2024 s.55 (new LTA 1985 s.21C)

When: Twelve months after the regulations are made; late 2027 at the earliest
If missed: Late-payment provisions have no effect; damages up to £5,000 (s.25A)
In the product: Demands

The annual report to leaseholders

LAFRA 2024 s.56 (s.21E)

When: Within one month of the year end
If missed: Damages up to £5,000
In the product: Record

Statement of account and accountant’s report

LAFRA 2024 s.56 (s.21D)

When: Within six months of the year end, where four or more flats share costs
If missed: Breach of a term implied into the lease
In the product: Accountant’s pack

Information on request, six years back

LAFRA 2024 s.57 (ss.21F–21G); Government response, 15 Jul 2026

When: “As soon as possible in 2027”
If missed: Damages up to £5,000
In the product: Record

Administration-charge schedule

LAFRA 2024 s.61

When: Published 28 days before any new charge
If missed: Charge not payable; damages up to £1,000
In the product: Calendar

Insurance information to leaseholders

LAFRA 2024 s.60 (Sch paras 1A–1C)

When: Within a period set by regulations; 30 days proposed
If missed: Damages up to £5,000
In the product: Calendar

Insurance costs limited to permitted payments

LAFRA 2024 s.59 (ss.20G–20I)

When: With the other Part 4 rules
If missed: Excluded costs cannot be charged; damages of one to three times the amount
In the product: —

Future-demand notice, replacing the s.20B(2) notice

LAFRA 2024 s.54

When: “As soon as possible in 2027”
If missed: Form and effect set by regulations
In the product: Calendar

Written by Resident Led from the legislation as published on legislation.gov.uk and from the government’s own guidance. We cite the law; we do not give legal advice.

Changes to this page

11 Sep 2026 First published.

15 Sep 2026 Added four rows on taking over management under the right to manage: information from the outgoing landlord, service-charge money paid over to the company, the company taking over management, and leasehold law applying to the company as landlord.

21 Sep 2026 Staying on the register: service-charge money is held on trust, so it does not pass to the Crown with the freehold.

24 Sep 2026 Every director verifies their identity: existing directors verify with the company’s next confirmation statement, and new directors before they act, with CA 2006 s.167G added. Section 20 consultation: the £100 limit for long-term agreements applies to each accounting period.

28 Sep 2026 Every director verifies their identity: where the company’s confirmation statement was already overdue on 18 November 2025, an unverified director has been barred from acting since the end of 2 December 2025. Staying on the register: what stops a strike-off. Confirmation statement: a company that does not file can be struck off. The case cited for the landlord’s name is Beltov Properties v Martin.

14 Oct 2026 Asbestos in buildings from before 2000: the 12-month review is cited to HSE’s guidance.

When the government lays the 2027 regulations, the “Coming” rows move up into the groups above and this list says what changed.

Most demands pass on the money and fail on the wording. The wording is what a leaseholder’s solicitor reads.

Check your last demand, free

From £39 a month for the whole block. Pricing · Questions

From £39 a month for the whole block. Pricing · Questions directors ask