Best Service Charge Software UK in 2026

Service charge administration in the UK is not generic bookkeeping. Section 20 consultations, the 18-month rule under Section 20B, RICS budget categories, and the new leaseholder transparency obligations all have teeth. We reviewed 7 platforms so you can pick the right one without a sales call.

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We built Brocade, so yes, we have a horse in this race. That is exactly why we have tried hard to be fair. Every platform below gets credit where it is due, and we flag the cases where another tool is likely a better fit than us. Every claim is taken from public documentation. Where we could not verify something, we said so rather than guessing.

Want to go deeper on the product side? See our service charge software overview and our service charge compliance guide.

Why UK service charges need UK-specific software

Service charges in the UK are not generic building accounting. They sit on top of a specific legal framework: the Landlord and Tenant Act 1985, the Commonhold and Leasehold Reform Act 2002, the RICS Service Charge Residential Management Code, and now the Building Safety Act 2022 and the Leasehold and Freehold Reform Act 2024.

Four things make this different from property accounting in the US, Europe, or the commercial BTR market:

Section 20 consultation. For any qualifying work above £250 per leaseholder, or any long-term agreement above £100 per leaseholder per year, you must run a two-stage statutory consultation. Skip a step and the recoverable amount is capped at those figures, regardless of the actual cost.
Section 20B, the 18-month rule. Costs must be demanded, or notified via a Section 20B notice, within 18 months of being incurred. Miss that window and the cost is not recoverable. This is a paperwork problem that spreadsheets handle poorly.
RICS budget categories. The RICS Code expects consistent, comparable budget categorisation across years. Year-end accounts that do not reconcile to the approved budget draw challenges at the First-tier Tribunal.
Leaseholder transparency. Leaseholders can request supporting invoices and challenge unreasonable charges. Platforms that only expose PDF statements without a real portal make transparency harder than it needs to be, especially for higher-risk buildings under the Building Safety Act.

A service charge platform that does not understand these obligations is a general accounting tool with a UK skin. The seven platforms below were evaluated against this reality.

How We Evaluated Each Platform

Service charge software in the UK has to handle more than invoices and statements. We scored each platform against the six areas that actually decide whether a building manager, RTM director, or managing agent can rely on it day to day.

Section 20 Consultation Workflow: Does the platform help you run the Stage 1 Notice of Intention and Stage 2 Notice of Estimates, track the 30-day consultation windows, and store leaseholder observations? Manual S.20 handling is where most tribunal cases start.
Section 20B (18-Month Rule) Tracking: S.20B bars recovery of costs demanded more than 18 months after they were incurred, unless a notice was served in time. We looked for demand-ageing, invoice-to-demand linkage, and warning dashboards, not just a ledger.
RICS Service Charge Budget Categories: The RICS Service Charge Residential Management Code expects consistent budget categorisation. We checked whether each platform supports RICS-aligned categories out of the box and lets you produce year-end accounts that reconcile cleanly.
Leaseholder Portal and Transparency: The Building Safety Act and the Leasehold and Freehold Reform Act are both pushing towards leaseholder financial transparency. A real resident portal should show demands, payments, and a readable statement without manual PDF generation.
Pricing Transparency: We favoured platforms that publish pricing. "Contact sales for a quote" often means enterprise-only, which is a problem for individual RTM companies, small managing agents, and self-managing buildings.
Fit for UK Leasehold (Not Adapted From US Multifamily): Several property management platforms are general tools retrofitted for UK use. We noted which platforms were built around UK leasehold obligations versus ones where service charges are a secondary module.

Feature Comparison

SupportedNot available

Feature	Brocade	Resident	BlockPro	Blockcare 300	Blocks Online	Arthur	Fixflo	MosaicGT
Section 20 Consultation Workflow	Yes	Partial	Not publicly documented	Not publicly documented	Partial	Not publicly documented	No	No
Section 20B 18-Month Demand Tracking	Yes	Not publicly documented	Not publicly documented	Not publicly documented	Not publicly documented	Not publicly documented	No	No
RICS Budget Categories	Yes	Yes	Partial	Yes	Yes	Partial	No	No
Year-End Service Charge Accounts	Yes	Yes	Partial	Yes	Yes	Partial	No	No
Leaseholder Portal	Yes	Yes	Yes	Self-service portal	Yes	Yes	Tenant reporting	No
Compliance-Linked Demands (FRA / Checks)	Yes	No	Partial	No	No	No	No	Partial
Checksummed Audit Trail	Yes	No	No	No	No	No	No	No
Contractor Management	Yes	Yes	Basic	No	Yes	Yes	Yes	No
Transparent Public Pricing	Yes	No	No	Yes	No	Yes	Yes	No
Built for UK Leasehold (Not Adapted)	Yes	Yes	Yes	Yes	Yes	Partial	Yes	Yes

Where a feature is marked "Not publicly documented", we could not verify it from the vendor's public website. This is not a judgement on whether the feature exists, only that we would not rely on it without a direct demo.

Still weighing up your options? We can walk you through how Brocade handles S.20, S.20B, and year-end for buildings like yours.

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Brocade (Our Recommendation)

Brocade is a UK leasehold compliance platform that treats service charges as a compliance record, not just an accounting record. S.20 and S.20B workflows sit next to the fire risk assessment, scheduled checks, and resident portal in one system, so the cost you recover through the service charge is tied to the obligation that generated it. Built for building managers, RTM directors, and small-to-mid managing agents.

Strengths

S.20 consultation workflow and S.20B 18-month demand tracking are first-class, not a bolt-on
Service charges are linked to the underlying compliance item (FRA action, scheduled check, warranty), so your demand is backed by an audit trail
Resident portal shows demands, payments, and building compliance status in the same view
Transparent per-building pricing: £49/month base plus £2.50 per unit, with no enterprise minimum
UK-built, designed around leasehold obligations rather than adapted from a US multifamily product

Weaknesses

Newer to market than Resident or Blocks Online
Not a full accounting package. Trust accounting for large managing agent portfolios may still need a separate finance system
Focused on leasehold and RTM buildings, not BTR or student accommodation

The strongest fit for RTM companies, self-managing buildings, and managing agents who want service charges and building safety in one place. If you need heavyweight trust accounting for a 1,000+ unit portfolio, keep reading.

Resident

Resident is a UK block management platform currently ranking on page one of Google for "service charge management software UK". It covers service charge accounting, maintenance, communications, and a leaseholder portal, and is used by a number of established managing agents. It is the most visible competitor for the service charge head term.

Strengths

Established UK block management feature set including service charge accounting and year-end workflows
Leaseholder portal with statements, demands, and communications
Good SEO and brand presence in the UK managing agent market

Weaknesses

Pricing is not published on the public site, so small RTMs and self-managers cannot easily evaluate fit
Compliance features (FRA action tracking, safety case, checksummed audit) are not the product focus
Section 20B 18-month warning dashboards are not publicly documented as a first-class feature

A credible choice for managing agents who want a UK-focused block management platform with service charges as the core. Less strong if you also need building safety compliance in the same system.

BlockPro

BlockPro is a UK property management platform that has added a golden thread and service charge layer on top of a general block management product. It targets managing agents handling mixed portfolios of leasehold blocks.

Strengths

General block management features including communications, task management, and document storage
Some golden thread and building safety tracking added for BSA-era buildings
Service charge collection features for day-to-day operations

Weaknesses

Service charge features are collection-focused rather than S.20 and S.20B compliance-focused
Pricing is not publicly listed
No public documentation of checksummed or tamper-evident audit trail for service charge demands

Worth a look for managing agents who want one platform for operations and light compliance, but if S.20B demand ageing matters to you, verify the workflow in a demo before committing.

Read our full Brocade vs BlockPro comparison →

Blocks Online

Blocks Online is a long-established UK block management platform aimed primarily at managing agents. It covers service charge accounting, ground rent, reporting, and a leaseholder portal, and has been in the market for many years.

Strengths

Long track record in UK block management
Full service charge accounting and ground rent workflows
Leaseholder portal with statements and demand history

Weaknesses

UI and workflow feel dated compared with newer entrants
Pricing on request, not published publicly
Compliance, FRA action tracking, and safety case workflows are not the product focus

A solid choice for larger managing agents who value maturity and depth of service charge accounting. Less suitable for RTM directors or small self-managers who want a modern interface and transparent pricing.

Arthur Online

Arthur is a UK-based broad property management platform covering residential lettings, HMOs, student, and block management. It has service charge capability within a wider product used by letting agents and mixed-portfolio managers.

Strengths

Broad coverage across lettings, HMO, student, and blocks from a single system
Good mobile and tenant-facing features, including a resident app
Published tiered pricing for letting-agent use cases

Weaknesses

Service charge and leasehold workflows are one module in a wider tenancy-focused product
Section 20 and Section 20B workflows are not publicly documented as first-class features
Best suited to managers with mixed lettings and block portfolios, less so to pure leasehold or RTM setups

A sensible pick if you manage lettings alongside blocks and want one platform for both. If you only manage leasehold or RTM buildings, a leasehold-specialist tool will fit better.

Fixflo

Fixflo is the UK market leader for repairs and maintenance reporting, with over a million properties on its platform. It has added compliance and service charge touchpoints, but repairs remains the core product. Worth including because many managing agents already run Fixflo for repairs and consider extending it.

Strengths

Very large installed base in UK block and letting management
Strong contractor workflow and repairs reporting
Planned preventative maintenance scheduling

Weaknesses

Service charge accounting is not the core product
Section 20 consultation and Section 20B tracking are not publicly documented as first-class workflows
Typically used alongside a separate service charge or block management system, not as a replacement for one

Best used as a repairs layer alongside a dedicated service charge platform, not as a primary service charge tool.

Read our full Brocade vs Fixflo comparison →

MosaicGT

MosaicGT is a golden thread platform focused on building safety information management across the asset lifecycle. It touches service charges where costs tie back to a safety obligation, but its centre of gravity is compliance documentation rather than service charge accounting.

Strengths

Dedicated golden thread and building information management
Support for safety case information requirements
Useful for linking safety-related costs to their underlying obligation

Weaknesses

Not a standalone service charge accounting platform
Limited public documentation of S.20 or S.20B workflows
Pricing is not published publicly

Worth evaluating as a golden thread companion to a dedicated service charge system, not as the service charge system itself.

Blockcare 300

Blockcare 300 is the entry-paid tier of Ringley Group's block-management product line, marketed under the Service Charge Sorted brand. It covers service-charge demands, bank reconciliation, and statutory accounts for self-managing RTM directors and leaseholders, backed by Ringley as a RICS-regulated firm. Pricing is £630/yr (£45/mo equivalent).

Strengths

RICS-regulated parent (Ringley Group) handles the financial back-office
Transparent entry price: £630/yr or £45/mo for service-charge admin
Discoverability: surfaces in self-managing RTM search queries ahead of newer tools
Credible brand inheritance from an established UK property management firm

Weaknesses

Covers financial administration only -- no FRA action tracking, scheduled checks, PEEPs, or Safety Case reporting
Funds and reconciliation operate within Ringley's client accounts, not the RTM company's own bank account
Self-serve tier requires Ringley to provision access -- not truly instant
Pricing ladder escalates sharply: Blockcare 500 from £5,000/yr (Ringley as managing agent), Blockcare 1000 from £10,000/yr

A strong fit if you primarily need RICS-grade service-charge accounts and bank reconciliation and are happy with a managed-light model. Not a fit if you need compliance management (FRA, checks, PEEPs, audit trail) -- those are outside its scope. Many RTM directors use it alongside a compliance tool rather than as a single solution.

Read our full Brocade vs Blockcare 300 comparison →

Pricing Comparison

Only Brocade, Arthur, and Fixflo publish pricing on their public sites at the time of writing. For the others, we have marked "on request" rather than guessing. If a vendor's published pricing changes, we will update this page.

Platform	Public pricing	Entry point	Notes
Brocade	Published	£49 / mo base + £2.50 per unit	No enterprise minimum. Per-building pricing, monthly billing.
Resident	On request	Contact sales	Pricing not published on the public website.
BlockPro	On request	Contact sales	Pricing not published on the public website.
Blocks Online	On request	Contact sales	Pricing not published on the public website.
Arthur	Published (tiered)	From published tiers, lettings-first	Tiered plans published, mix of lettings and block management use cases.
Fixflo	Published (repairs core)	Repairs pricing published	Service charge coverage is limited, pricing is for the repairs product.
MosaicGT	On request	Contact sales	Golden thread focus, pricing not published.

When to choose which

A quick decision aid. No single platform is right for everyone, and there are several cases where another tool is a better fit than Brocade.

You are an RTM director self-managing, or a small agent running 1 to 20 buildings

Pick: Brocade

Transparent per-building pricing, S.20 and S.20B as first-class workflows, and a real leaseholder portal without a sales call.

You are a mid-sized managing agent with mature year-end accounts needs and a preferred finance process

Pick: Resident or Blocks Online

Deep service charge accounting, established UK block management features, portal for leaseholders.

You manage lettings and blocks in the same portfolio and want one system

Pick: Arthur

Broad property management coverage, resident app, and published pricing. Service charges are one module in a wider product.

You already run Fixflo for repairs and want to add service charge later

Pick: Fixflo + a dedicated service charge tool

Fixflo is strong for repairs and weak for service charge. Pair it with a leasehold-focused platform rather than replacing one with the other.

You need a golden thread system and your service charges already run somewhere else

Pick: MosaicGT

Useful as a safety-case and golden thread companion, not a replacement for a service charge platform.

You manage higher-risk buildings and want service charges + building safety compliance in one place

Pick: Brocade

Demands can be linked to the underlying FRA action, scheduled check, or warranty, giving you a cleaner audit trail when costs are challenged.

A note on fairness

We built Brocade, so there is no point pretending this is a neutral review. What we can do is be explicit about how we scored each platform and what we could not verify.

Every claim above is sourced from the vendor's public website or documentation as of the last updated date. Where a feature is marked "Not publicly documented", the vendor may well support it, we just could not confirm it without a sales call. We would rather flag the gap than fill it with a guess.

If you work at one of the platforms reviewed and we have got something wrong, we will correct it. The goal is that a building manager reading this page ends up with the right tool, not necessarily ours.

Frequently Asked Questions

The best service charge software depends on who you are. RTM directors and self-managing buildings usually want transparent pricing, a modern interface, and strong S.20 and S.20B workflows, where Brocade fits well. Mid-sized managing agents with mature accounting needs may prefer Resident or Blocks Online. If you already manage lettings and blocks together, Arthur makes sense. The mistake to avoid is picking a general property management tool and hoping the leasehold side will catch up.

At minimum, it should let you issue and store the Stage 1 Notice of Intention, track the 30-day observation window, log leaseholder responses, issue the Stage 2 Notice of Estimates, and produce an auditable record of the full consultation. Ideally it also links the final contract to the demand raised against leaseholders, so the S.20 evidence and the money sit together. Many general property management tools treat S.20 as a document-storage problem, which is where disputes start.

Section 20B of the Landlord and Tenant Act 1985 bars you from recovering service charge costs that were incurred more than 18 months before you demanded them or served a Section 20B notice. If your software does not age invoices against demands, you can quietly lose the right to recover real costs. Look for a dashboard that flags invoices approaching the 18-month limit and links them to the demand that covered them, not just a general ledger.

If the RTM company is self-managing, yes. Running S.20, S.20B, and year-end accounts in a spreadsheet works until it does not, and the failure mode is usually a First-tier Tribunal challenge. If the RTM has handed day-to-day management to a managing agent, the agent usually provides the software, but RTM directors should still have read-only visibility into demands, payments, and compliance, which a proper leaseholder portal provides.

Pricing varies widely. Brocade publishes £49 per month per building plus £2.50 per unit. Arthur publishes tiered pricing aimed at letting agents. Resident, BlockPro, Blocks Online, and MosaicGT require you to contact sales for a quote. Enterprise block management systems can run into five figures a year. Transparent pricing is a useful filter when you are a small RTM or a growing agent and do not want to sit through a sales call just to rule a platform out.

You can handle the bookkeeping side, but general accounting software does not know about S.20 consultations, S.20B demand ageing, RICS budget categories, or leaseholder portal obligations. Most UK managers who try this end up running Xero alongside spreadsheets for the leasehold-specific bits, which is where errors creep in. A dedicated service charge platform covers the compliance surface that Xero does not.

It does not have to be, but it is increasingly useful. Under the Building Safety Act, the costs of building safety work flow through the service charge, and leaseholders now have stronger rights to see how their money is being spent. Platforms that link the demand to the underlying obligation (the FRA action, the scheduled check, the warranty claim) give you a cleaner audit trail and a more defensible position if a cost is challenged.

The Leasehold and Freehold Reform Act 2024 is moving UK leasehold toward standardised service charge demands and stronger leaseholder rights to information. In practice this means leaseholders will expect clearer demand breakdowns, access to supporting invoices, and a usable portal. Software that already has a real leaseholder portal (not just a PDF download link) will be easier to comply with as the detail is finalised.

Last updated: April 2026

You have done the research. When you are ready to see how it runs for your building or portfolio, we are here.

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