Property Service Charges

Lewis Cocking Excerpts

Thursday 30th October 2025 Commons Chamber

[Lewis Cocking (Broxbourne) (Con)]

I commend my hon. Friend the Member for Reigate (Rebecca Paul) for securing this important debate. I understand more than most the issues with property service charges, because I am a leaseholder where I live in Hoddesdon. A quarter of my constituents live in flats or maisonettes, and 25% of property transactions in Broxbourne last year involved leasehold properties, but shockingly, as we have heard, it is hard to find any leaseholder who has a good word to say about their landlord or their service charge.

Landlords and solicitors do not provide enough information to new residents, and far too often prospective residents are not properly informed before they move in about how much service charges have increased in previous years. They are then hit with huge rises down the line. It is also unclear where the money is going.

A resident in Waltham Cross told me:

“The service charge has skyrocketed from around £800 to £6,000 for each leaseholder, yet living conditions remain extremely dire. Residents here face ongoing issues including trespassers, mould, broken security doors, mice infestations and squatters. Our building also has several defects, including weak floors, fire safety issues, and ongoing leakages. At one point my flat became uninhabitable after a severe leak that took months to resolve”.

I hear these stories again and again from constituents who come to me as the contact of last resort after months and sometimes years of neglect to their property. In that case I met the management company involved, RMG, earlier this year, but nothing has changed. Whether it is RMG, FirstPort, Bamptons, EN8 Homes or Warwick Estates, leaseholders deserve better from their landlords and management companies, who focus purely on collecting ever higher charges for worse services.

However, by far the worst treatment of leaseholders in my constituency has been at the hands of—I hope the Minister is listening to this point—Labour-run Enfield council. I was first contacted by residents on the Whitefield estate in May last year, and what I heard left me outraged. Completely out of the blue, Enfield council was demanding up to £50,000 from each leaseholder for “urgent” repairs. Roofs that had never had a leak were earmarked to be replaced, and windows would be fixed, even though they had been used for years without issue. Understandably, my residents immediately asked, “What about my service charge?” Well, as the Leasehold Advisory Service says, many landlords collect money out of the service charge for a sinking fund, to help cover the cost of exactly these kinds of major works. But not Enfield council. No, it expects my constituents to stump up all the cash, even after raising the service charge that year and, as far as the residents are concerned, having not spent a single penny on the estate in decades.

The Whitefield estate tenants association, and in particular leaseholder Nicky McCabe, have worked incredibly hard to bring the community together in response to this issue. They simply demanded straightforward answers to straightforward questions, but they were met with confusing statements from Enfield council representatives, who found it far too easy to say, “That’s not my job.” I attended the meeting. There were a number of directors from Enfield council there, all of whom earn significant sums of money, and they could not answer basic questions from my constituents about how much they would have to pay, and what was going to change on the estate. The communication was shocking. My constituents’ fight is still ongoing, and they have my full support.

[Mr Andrew Snowden (Fylde) (Con)]

I am sure that many Members have attended meetings with groups of residents who, in trying to resolve issues that are causing them so much anxiety, are at their wits’ end. We have an example in Fylde that is actually pre the management company. An estate has been developed, but it flooded during the construction and twice since, and now the estate company is desperate to get it into a management company, and to transfer all the flood risk liability to that company. Does my hon. Friend agree that kind of thing will just cause further problems down the line?

[Lewis Cocking]

I agree with my hon. Friend, who makes an excellent point in standing up for his constituents. This is an important point. All MPs across the House have probably attended such meetings, and these companies are unable to answer the most basic questions. They are paid considerable amounts of money, and they cannot answer simple questions from constituents about how much money they will have to pay, where the liability sits, and what work they are going to do.

[Dame Meg Hillier]

I do not know the case the hon. Gentleman is talking about, but I agree that good communication is important. However, it was his Government, under Margaret Thatcher, who introduced the right to buy. That means we have leaseholders mixed with council tenants, so where a council has to improve a property, it needs to go to the leaseholders for their share of the costs. There was always going to be a tension there, and he must acknowledge that that will be a reality where we have pepper-potted estates—notwithstanding that he obviously needs to fight for proper information for his constituents.

[Lewis Cocking]

I fully support the right to buy, which was a good policy—[Interruption.] I am just stating that it was a good policy and I supported that. The hon. Lady makes an interesting point about communication, which must be there. As I have mentioned, Enfield council does not collect a sinking fund, which can go some way towards mitigating some of the issues, as she and I have raised, with leaseholders being asked to stump up for large bills. We need more transparency and better regulation, and we must ensure—here I agree with hon. Members across the Chamber—that councils adopt outside amenity spaces.

We need real improvements in the way that leaseholders are treated. Abolishing ground rent is a good first step and the Government need to get on with delivering that. I also agree that commonhold must be more widespread, but is by no means a silver bullet or right for everyone. I urge the Government to get on with it, improve the lives of hundreds of my constituents, and urgently implement more of the Leasehold and Freehold Reform Act 2024. We must get on with those improvements and help hundreds of our constituents.

[Several hon. Members rose—]