A tribunal has ruled that property developers overcharged residents thousands of pounds in service charges over several years. This marks a major victory for leaseholders at Beck House, Elephant and Castle against property giant Lendlease.
The decision comes following a two-day First-tier Tribunal hearing in April 2025. At the tribunalBeck House resident Pete Wilks represented the building’s leaseholders without legal representation.
The tribunal’s 38-page judgment found that Lendlease had overcharged Beck House residents by over £2,500 per household. This amounted to an estimated £260,000 across the H4 building, with total refunds expected to reach over £500,000 once applied to two neighbouring developments (H5 and H11).
Service charges soared
Beck House forms part of the H4 building. It’s a mixed-use development consisting of shared ownership homes (managed by L&Q), affordable rent units, and build-to-rent apartments operated under Lendlease’s Living by Lendlease brand.
Developers marketed the shared ownership homes as Affordable Housing. And Southwark Council set strict affordability criteria to ensure that mortgage, rent, and service charges were “established and maintained” at 40% of household income.
However, over just three years, Beck House’s monthly service charge soared by 149%, rising from £233 in 2021 to £580 in 2024.
Lendlease both operated its own commercial build-to-rent business within the same building and controlled the apportionment of shared costs. The tribunal found it placed a disproportionate share of costs on Beck House residents and affordable rent tenants. This, then, created a clear conflict of interest, allowing the developer to subsidise its profitable build-to-rent operation at the expense of affordable housing residents.
Despite repeated requests from leaseholders, MPs, councillors, the BBC, the Guardian, and housing associations, Lendlease refused to disclose full apportionment details. Residents were unable to verify how shared costs were divided. The tribunal found that the accounts broke lease requirements by hiding essential financial information.
Tribunal Findings
The tribunal ruled decisively in favour of Beck House, identifying widespread overcharging and financial non-compliance by Lendlease, including:
Overcharges of over £2,500 per leaseholder, equating to roughly £260,000 across H4.
150% overcharge for Building Management costs and 100% overcharge for Security.
Charges for Leisure Facilities and Concierge services used exclusively by build-to-rent tenants, spanning 25 separate cost items.
£30,000 wrongly billed to Beck House for personnel involved in completing Lendlease’s private apartments.
Additional overcharges for waste disposal and £3,000 in late electricity fees.
In its written decision, the tribunal stated:
Absent any adequate explanation, we consider it more likely than not that the reduced liability on the BTR properties resulting from transferring service charge costs was the reason or main reason for transferring items of expenditure.
The tribunal went further, criticising the lack of transparency in Lendlease’s financial reporting and saying that its accounts failed to comply with the lease. Therefore, Lendlease has now been ordered to republish all accounts with full financial disclosure.
Outcomes and Next Steps
Following the ruling:
Lendlease will step down as managing agent and be replaced by Savills, bringing greater transparency and professional oversight.
Service charges have fallen significantly — from £586 per month at their peak to £335 per month.
The H4 Management Company’s Director has since changed, and both the Building Manager and Accountant involved have left Lendlease.
Savills has introduced direct billing for residents, making sure future charges are clear, auditable, and fairly apportioned.
Lendlease is hiring a project manager and accounting team to recalculate and republish all accounts in line with the tribunal’s ruling.
A Victory for Transparency and Accountability
Pete Wilks, who represented Beck House residents, said:
This case highlights the imbalance of power between large developers and individual leaseholders. We were charged thousands of pounds more than we should have been while being denied the information needed to challenge it.
The tribunal has brought transparency, fairness, and accountability.
The lack of transparency was a huge problem for us and is a common complaint from leaseholders across the UK. There’s no other industry where a company can charge over £6,000 a year and refuse to show how that money was spent.
What’s worse is that the only way to challenge it is through a long, complicated tribunal process that can end up costing more than the overcharge itself. It took an incredible amount of work to obtain this outcome, and overall, I am still worse off than if the overcharging had never happened.
The tribunal’s findings echoed these concerns, noting that Lendlease’s approach lacked proper justification and that residents faced unfair costs.
Its conclusion that, more likely than not, service charge transfers were the reason or main reason for reducing liabilities on the build-to-rent properties shows the importance of the issue.
This is a significant decision for mixed-tenure developments across the UK where developers manage both private and affordable housing interests.
Social Housing Action Campaign Secretary and Cofounder Suzanne Muna added:
The Beck House residents have won a stunning vindication of their claims that they had been systematically and deliberately overcharged. Lendlease were repeatedly made aware of the inaccuracies and repeatedly failed to rectify them.
Unlike other retail sectors, the way the law stands for service charging means that residents are forced to pay even when they know that they are being wrongly charged.
This practice is happening on an industrial scale across housing associations, private landlords, and managing agents.
Yet very few tenants or residents have the capacity to do what Pete Wilks has done, to challenge such charges through all the stages of the court system, and to do so without legal representation.
Meanwhile, landlords are able to draw on top legal advice and call on a barrister to represent them. The power imbalance is gaping. It cannot be left to individuals to fight these battles.
To date however, we have seen nothing from government that suggests they intend to crack down on service charge abuse or improve access to justice.
The residents of Beck House will now monitor the actions the court has ordered. And they’ll also ensure the property managers carry them out in full.
Featured image via the Canary
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