LON/00AS/LSC/2024/0754-AMENDED — service charge decision
In LON/00AS/LSC/2024/0754-AMENDED, decided 16 January 2026, the First-tier Tribunal considered 10 disputed service charge items at 13 Pikestone Close, Hayes, Middlesex and reached a mixed result: 4 items were reduced or disallowed. Full decision on GOV.UK below.
Property: 13 Pikestone Close, Hayes, Middlesex
Decision date: 16 January 2026
Full decision: Read on GOV.UK
Managing agent named in the decision: First Port Property Services Limited (formerly Mainstay Residential).
What was challenged and what the tribunal decided
| Item | Demanded | Allowed | Outcome | Grounds |
|---|---|---|---|---|
| Other charges (2021-22) | — | £0 | Disallowed entirely | Section 20B 18-month time limit |
| Other charges (2022-23) | — | £336.12 | Reduced | Section 20B 18-month time limit |
| Gardening & grounds (2024-25) | £960 | £500 | Reduced | Costs unreasonably incurred (s19(1)(a)) |
| Cleaning (2024-25) | £600 | £420 | Reduced | Costs unreasonably incurred (s19(1)(a)) |
| Buildings insurance (2024-25) | £45 | £45 | Allowed in full | — |
| Legal & professional costs (2024-25) | £300 | £300 | Allowed in full | — |
| Other charges (2024-25) | £150 | £150 | Allowed in full | — |
| Utilities (2024-25) | £363 | £363 | Allowed in full | — |
| Reserve fund contributions (2024-25) | £1,500 | £1,500 | Allowed in full | — |
| Management fees (2024-25) | £1,625 | £1,625 | Allowed in full | — |
Section 20C order: granted.
Key passages (verbatim)
“none of the costs incurred more than 18 months prior to service of the demand, i.e. prior to 14 August 2022 are recoverable. This will prevent the recovery of any costs incurred in the service charge year 2021-2022”
“We have calculated this in the sum of £336.12 which is the Applicant's proportion of half the actual costs for that year less the cost of building insurance.”
“We consider that an annual cost of no more than £500 would be reasonable.”
“We assess the reasonable cost of cleaning the communal areas in the sum of £420 for the year ending 31 January 2025.”
“the decision to include terrorism in the list of perils covered by the building insurance was a reasonable choice that was open to the freeholder to take.”
“we consider that the management costs and accountancy fees are reasonable based our experience and we have not been provided with any comparable quotes to suggest the contrary.”
“It is hard to understand why the estimated cost has increased to £600 and the Respondent was not in a position to explain it.”
“It may be that the Respondent omitted to inform its managing agent of the transfer but that is not the fault of Mr Roche. Nor is it clear why this would override the limitation period imposed by s20B(1) of the 1985 Act.”
This summary is assembled from the structured record of the published decision; amounts appear only where the tribunal stated them. Always rely on the full decision itself.