Property Service Charges

Samantha Niblett Excerpts

Thursday 30th October 2025 Commons Chamber

[Rebecca Paul]

I thank my right hon. Friend for providing that very useful context. I will come on to that in my speech. One of the challenges we have is that property service companies are seeking to make a profit, yet they are unregulated and free to do as they will. It is for this place to get a handle on that. I hope that today we can think constructively about potential solutions to address the problem, the scale of which, across the House, we all recognise. We do not want our constituents to continue to face it. I am afraid to say that FirstPort is not covering itself in glory. I have now heard hundreds of times over about its lack of responsiveness, lack of transparency on costs and inadequate explanations of service charge increases. Residents have told me about being billed for services they have never received, like window cleaning, with no avenue to formally challenge and remediate. Any opportunity to charge a resident is used to the full.

These things are all symptomatic of an industry that prioritises extracting maximum value from leaseholders, regardless of the human cost. There is no incentive for property service companies to act any differently. It is incredibly hard for leaseholders to remove them, so the companies have free rein to do pretty much what they like. This fundamental power imbalance must be addressed, and it must be made easier for leaseholders to take their business elsewhere.

The Park 25 service charge for the year ending 30 April 2026 is estimated to be just under £1.9 million— 13% higher than last year’s estimate. The increase in costs is primarily to cover the future replacement of playground equipment, street lighting, road repairs and other infrastructure. Park 25 residents are also paying council tax for exactly those types of things outside the estate. Out of the £1.9 million service charge, FirstPort keeps around £142,000 in fees, which works out at just under 8% of the total service charge. How easy was it for me to find that £142,000 figure in FirstPort’s costs breakdown? Not very—I had to total up numbers across many pages of costs, as there is no nice, neat summary at the front showing the total amount.

That 8% may or may not be out of kilter with industry—I found it difficult when researching to confirm one way or another, which is an issue in itself. The key point to recognise here, though, is that there is absolutely no incentive or requirement for FirstPort to keep the cost base low. In fact, the more money it spends on maintaining the estate and the more people it employs to deliver services, the smaller the percentage proportion its management fee appears to be—a perverse incentive indeed.

It would be very easy for me to berate property service companies throughout my speech, and I suspect that others will take up that mantle during the debate. However, we must recognise that it is the current system that allows the companies to operate in this way.

[Samantha Niblett (South Derbyshire) (Lab)]

South Derbyshire district council has taken the bold and rather commendable decision to ban any new property management fees, and to backdate that to January 2025. However, that does not help those who already have homes they bought before 2025. Does the hon. Lady agree that we should press our Government to legislate to help those who are tied into these arrangements to come out of them?

[Rebecca Paul]

I thank the hon. Member for that point. An important debate for us to have today is about what we do going forward, both for those who have not yet bought a leasehold and to help our constituents who are in this situation right now. I am really interested to hear everyone’s views on that.

These companies are a symptom of the problem; they are opportunists making money from an inequitable system. It is this House that must take responsibility for addressing the intrinsic unfairness and urgently make the changes needed to unshackle leaseholders. I hope that we will today hear hon. Members’ views on the solutions, not just the issues. We cannot keep building new housing estates under this same model, perpetuating the problem. This is increasingly important in the light of the Government’s ambitious plan to build 1.5 million new homes over the next few years. I have to say, if nothing has changed when the time comes for my children to purchase a property, I will be strongly advising them not to purchase a leasehold on a private estate.

To start us off, I will give the House my view. I think making it easier for leaseholders to change property service company is important, as is better regulation and higher standards, but that will not fundamentally transform the situation. What is needed—what is critical—is a change to the default model, so that homeowners are not paying both the council and a private company for the exact same services.

One sensible and equitable option would be that local authorities are obliged to adopt communal land and infrastructure on completion of new estates in all but the most exceptional cases. For that to work in practice, developers would need to be obliged to ensure that the infrastructure meets the council’s standards before transfer. That way, owners of leasehold properties would be put on an equal footing with everyone else, paying for communal services once through their council tax. That would certainly deal with future issues.

But what about those who, like our constituents, are already trapped? It may be that something more radical is needed, such as a mandatory direction to all local authorities to adopt communal land where requested by existing estates. It would be difficult, I know, in this current financial environment and with the likely variability of estate quality, but it would certainly address much of the issue and allow my constituents to sell their properties and move on with their lives.

I know that this Government are also keen to move forwards and towards commonhold arrangements, especially for flats, which essentially put management of the estate in the hands of leaseholders themselves. There are some benefits to commonhold over the current model, but it is not the silver bullet that is needed and brings its own set of problems. Anyone who, like me, has been involved in a residents’ association or similar organisation—or, indeed, who simply understands human nature—will know that most people do not want to pay out for significant works, so the works will not get done, which in time will result in crumbling roads, failing roofs and falling home values. Again, it will become difficult for residents to sell their properties. It is just another version of the same trap, and one that pits neighbours against each other. I urge the Government to think again on plans to make commonhold the default tenure for new build flats.

Oral Answers to Questions

Samantha Niblett Excerpts

Monday 13th October 2025 Commons Chamber

[Matthew Pennycook]

The hon. Lady outlined another benefit of community land trusts: getting local buy-in. The availability of land is an issue for CLTs. I have already set out some of the ways that we are supporting them through new investment. As the Secretary of State said earlier, the new social and affordable housing programme will be designed with the flexibility necessary to support a greater diversity of social and affordable housing supply, including community-led housing.

[Samantha Niblett (South Derbyshire) (Lab)]

10. What assessment he has made of the potential merits of the capital funding request from the Coalfields Regeneration Trust.

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Miatta Fahnbulleh)]

We recognise the excellent work being done by the Coalfields Regeneration Trust and remain committed to working with it. As my hon. Friend will know, the current fiscal position remains challenging. It is in that context that we are considering funding requests.

[Samantha Niblett]

The Coalfields Regeneration Trust is asking for £50 million to support local initiatives that deliver training courses and community cohesion at ward level. I have spoken to the trust about supporting constituents of mine in ex-coalfield communities in Swadlincote by improving the confidence of people on long-term benefits, so that they can build towards getting paid work, and about providing activities that support community cohesion. I recently visited Bloomin’ Gardens & Landscapes in Church Gresley. People there told me that they were concerned about the lack of interest in careers in gardening and horticulture. What can the Minister do to help me help my constituents, by ensuring that they have opportunities in gardening and horticulture, and can improve their communities?

[Miatta Fahnbulleh]

The Government remain committed to supporting ex-coalfield communities, such as those in my hon. Friend’s constituency, and to tackling the decline and neglect we saw under the Conservative party. It was our party that established the Coalfields Regeneration Trust in 1999, and we are committed to working with it to support our coalfield communities. That comes alongside our wider efforts to invest in communities that were held back under the Conservative party through our trailblazing Pride in Place programme.

Changing Places Toilets

Samantha Niblett Excerpts

Tuesday 22nd July 2025 Commons Chamber

[Daniel Francis]

I absolutely agree. As my hon. Friend says, I am pretty sure that there are some in her constituency, but we do need to expand that. Having those facilities on the south bank has made such an impact culturally, I can tell you, Madam Deputy Speaker.

[Samantha Niblett (South Derbyshire) (Lab)]

We have just two Changing Places toilets in my constituency, which is semi-rural and quite large. One is at Elvaston castle country park, so I ask my hon. Friend to put that on his list of places to come and visit. I opened my constituency office only once I had a disabled access toilet, but it just feels like such a halfway house. Does my hon. Friend agree that two Changing Places toilets for a constituency as large as South Derbyshire is far from adequate?

[Daniel Francis]

I absolutely agree with my hon. Friend, who has one more than me in her constituency. We do need to expand the number that we have.

I recently met members of my local Bexley Mencap, who raised with me the need for a Changing Places toilet in one of my borough’s swimming pools. We have three swimming pools in my local authority area, and it can be very difficult for members to change themselves.

However, campaigning can work. For many years, I have questioned the rationale of Eurotunnel LeShuttle having a Changing Places toilet in Folkestone but not having one for the very same customers in Calais. I accept that Changing Places toilets are very uncommon in France—in fact, I could count them on one hand. However, after many years of being told that one could not be provided in Calais, I have been advised in the past month that one will be supplied, although Eurotunnel is being vague about the installation date. Those customers will now finally be able to use a Changing Places toilet on both legs of their journey.

I know that my hon. Friend the Member for Hyndburn (Sarah Smith) wanted to be here to pay tribute to her constituent Zack Kerr, from Oswaldtwistle, who has been campaigning for additional Changing Places facilities since 2017. Zack has cerebral palsy and, because of his first-hand experience, has been instrumental in the building of 54 new toilets across motorway service stations in England.

My hon. Friend the Member for Shipley (Anna Dixon) relayed to me that the changing places toilet in Bingley town centre has been a life-changer. It is really well maintained and is cleaned twice a day, which can be important for children with complex conditions who are susceptible to infections. With twice-daily cleaning it is also much less likely that somebody will move in there for several weeks.

I continue to aspire to see a national disability travel app that shows accessible train stations and interchanges, and flags up when lifts are out of order and where there is a Changing Places toilet. We must ensure that we do what we can to expand the provision of accessible toilets, particularly Changing Places toilets, to public buildings, parks and community facilities.

I am very grateful to hon. Members for their contributions this afternoon. I encourage them to engage with their local authorities and stakeholder groups, and impress on them the importance of Changing Places toilets so that all our constituents can have access to a clean, safe and accessible facility. Thank you, Madam Deputy Speaker, and I wish you a very happy summer recess.

Unadopted Estates and Roads

Samantha Niblett Excerpts

Tuesday 24th June 2025 Westminster Hall

[Alistair Strathern (Hitchin) (Lab)]

I beg to move,

That this House has considered unadopted estates and roads.

It is an absolute pleasure to serve under your chairship, Ms Butler, and a real pleasure to have the Minister present to respond.

I am proud to be part of a Labour party that takes the housing crisis, which affects far too many families across the country, deeply seriously. For a long time we have not been building enough homes in this country, and families in my constituency, and far too many like it right across the UK, are paying the price. As a party, we recognise the best traditions of this country: homes provide more than just a building; they are about security, stability and a platform for prosperity for each and every one of the people we are lucky enough to represent.

I will speak about a growing issue that is threatening to undercut that very principle for far too many homeowners in Hitchin, in the other towns and villages I represent, and in far too many communities right across the country. That is the growing scandal of fleeceholds, as well as the challenges with unadopted estates and the issues that the families left in them have to face.

[Samantha Niblett (South Derbyshire) (Lab)]

In my constituency, we have arguably the largest number of new builds in the country; we are vying with Warwickshire for the crown of new build county. I have been inundated with requests for help with freehold management companies. My constituents are telling me the same stories they are telling my hon. Friend—and I assume other Members present—about the lack of transparency, poor communication, soaring bills and contracts they cannot get out of. To date, we have contacted Centrick, Greenbelt, Ground Solutions, Meadfleet, Premier Estates, FirstPort, Trustgreen, Virtu Property, Ward Surveyors and Hardwick Construction. Does my hon. Friend agree that it is fine time we saw an end to the fleecehold stealth tax, which effectively forces homeowners to write a blank cheque to management companies for years to come?

[Alistair Strathern]

I thank my hon. Friend; she will be a powerful champion for the many residents in her community who are falling on the hard edge of this challenge. Sadly, she is far from alone. Far too many MPs from right across the country have been speaking to me about the issues that their constituents have been facing, too. Indeed, when we drafted a letter to try to challenge some developers about the growing prevalence of fleecehold practices, over 50 colleagues signed up in the first week, and many more have got in touch since to contribute to our work.

The Competition and Markets Authority identified that up to 80% of new homes are now going unadopted as a result of the practice, and far too often it is becoming the default model for new estate delivery across the country.

Coalfields Regeneration Trust

Samantha Niblett Excerpts

Tuesday 22nd April 2025 Commons Chamber

[Adam Jogee]

I agree, and I will make that specific request later in my remarks. My hon. Friend raises a very good point; I join him in calling on Government to step up and help to deliver for my constituents and his. I am sorry to say that I was not in his patch at the weekend, but I am looking forward to an invitation before too long.

The former coalfields have a job density of only 57 employee jobs per 100 working-age residents, compared with a national average of 73 per 100 and 88 per 100 in the main regional cities. More than 18.7% of people living in the coalfields—many of whom are represented by hon. Members in the Chamber this evening—are classed as economically inactive. That must change, and it forms a key part of my focus as the Member of Parliament for Newcastle-under-Lyme.

[Samantha Niblett (South Derbyshire) (Lab)]

I thank my hon. Friend for giving way—we are near enough neighbours in our neck of the woods, aren’t we? We often see digital skills gaps in areas of deprivation. In Swadlincote, in my constituency, one in four children are living in poverty. It is an ex-mining community—that is deeply embedded in who they are. Does my hon. Friend agree that when the Government are looking at upskilling for jobs for the future, they should prioritise ex-coalfield mining communities?

[Adam Jogee]

I agree wholeheartedly with my hon. Friend, and not for the first time. I would make that call not just for Derbyshire, but for Staffordshire, too.

Oral Answers to Questions

Samantha Niblett Excerpts

Monday 2nd December 2024 Commons Chamber

[Matthew Pennycook]

As I set out in response to a previous question, we will consult on how to end the prevalence of new fleecehold estates, and we will, in the short term, ensure that residents on existing estates have the protections they need against unfair management charges.

[Samantha Niblett (South Derbyshire) (Lab)]

I am delighted that the Government’s Mayoral Council is handing back powers to local communities. We are already seeing the impact of that. Claire Ward, the Mayor of the east midlands, attended the first meeting in October. She is leading the way: the east midlands is one of the youth trailblazer regions granted £5 million of Government funding to help young people into work or training. What work are Ministers doing to give those who contribute to our country a say in how it is governed?

[Jim McMahon]

The forthcoming English devolution White Paper will set out clearly our top-to-bottom redistribution of power, and how we include and engage people at a local level to ensure that they can actively participate in the development of their areas.