Can my landlord charge for improvements through the service charge?

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

The legal definition of a service charge includes costs for "services, repairs, maintenance, improvements or insurance" (section 18 of the Landlord and Tenant Act 1985). But that only describes what can be a service charge. Whether you actually pay for an improvement depends on your lease.

Step 1: what does the lease allow?

Many leases let the landlord recover the cost of repairing, maintaining and renewing the building, but say nothing about improving it. If the lease doesn't cover improvements, the landlord generally can't charge you for them, however sensible they are. Look for words like "improve", "alter", "install new" or a broad "sweeping-up" clause, and check how far it goes.

Step 2: repair or improvement?

It's a question of fact and degree:

• Replacing something worn out with a modern equivalent (for example, new windows of a current standard) is often still a repair or renewal.
• Adding something genuinely new, such as a door-entry system, CCTV or a lift where none existed, is more likely an improvement.
• Replacing rather than patching can be reasonable if it's cheaper over the long run, but the landlord should be able to show it compared the options.

Step 3: the usual protections still apply

• The cost must be reasonably incurred and the work of a reasonable standard (s.19).
• If any leaseholder pays more than £250, section 20 consultation is needed, unless the tribunal grants dispensation.
• A reserve fund can be used for it only if the lease allows (see reserve funds).

How to challenge

Ask for the specification, the reasons for the work and the lease clause the landlord relies on. If the lease doesn't allow improvements, say so in a dispute letter. You can also ask the tribunal in advance whether proposed costs would be payable (s.27A(3)).

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