LON/00BE/LSC/2024/0329 — service charge decision
In LON/00BE/LSC/2024/0329, decided 2 September 2025, the First-tier Tribunal considered 23 disputed service charge items at Apartment 301 Beck House, 3 New Lion Way, London, SE17 1GR and reached a mixed result: 14 items were reduced or disallowed. Full decision on GOV.UK below.
Property: Apartment 301 Beck House, 3 New Lion Way, London, SE17 1GR
Decision date: 2 September 2025
Full decision: Read on GOV.UK
Managing agent named in the decision: H4 Residents Management Co Ltd / Lend Lease (Elephant & Castle) Ltd.
What was challenged and what the tribunal decided
| Item | Demanded | Allowed | Outcome | Grounds |
|---|---|---|---|---|
| Other charges (2020-25) | — | — | Reduced | Apportionment error |
| Staffing & concierge (2020-25) | — | — | Reduced | Apportionment error, Fee excessive for service delivered |
| Staffing & concierge (2021-22) | £458,139 | — | Reduced | Apportionment error, Fee excessive for service delivered |
| Staffing & concierge (2022-23) | £642,580 | — | Reduced | Apportionment error, Fee excessive for service delivered |
| Staffing & concierge (2023-24) | £684,442 | — | Reduced | Apportionment error, Fee excessive for service delivered |
| Staffing & concierge (2024-25) | £762,209 | — | Reduced | Apportionment error, Fee excessive for service delivered |
| Staffing & concierge (2020-25) | — | — | Allowed in full | — |
| Staffing & concierge (2020-25) | — | — | Allowed in full | — |
| Utilities (2020-21) | — | — | Allowed in full | — |
| Utilities (2021-22) | — | — | Allowed in full | — |
| Utilities (2022-23) | — | — | Reduced | Apportionment error, Costs unreasonably incurred (s19(1)(a)), Other grounds |
| Utilities (2023-24) | — | — | Reduced | Apportionment error, Costs unreasonably incurred (s19(1)(a)), Other grounds |
| Utilities (2024-25) | — | — | Reduced | Apportionment error, Costs unreasonably incurred (s19(1)(a)), Other grounds |
| Cleaning (2020-25) | — | — | Allowed in full | — |
| Buildings insurance (2021-22) | — | — | Reduced | Not payable under the lease, Apportionment error |
| Buildings insurance (2022-23) | — | — | Reduced | Not payable under the lease, Apportionment error |
| Buildings insurance (2023-24) | — | — | Reduced | Not payable under the lease, Apportionment error |
| Buildings insurance (2024-25) | — | — | Reduced | Not payable under the lease, Apportionment error |
| Staffing & concierge (2020-21) | — | — | Withdrawn | — |
| Other charges (2020-21) | £30,031.03 | £540.60 | conceded | — |
| Other charges (2022-23) | £2,374 | £0 | conceded | — |
| Other charges (2020-21) | £540 | £0 | conceded | — |
| Management fees (2020-25) | — | — | Reduced | Fee excessive for service delivered, Other grounds |
Section 20C order: granted.
Key passages (verbatim)
“The Second Respondent's proposal to calculate the square footage apportionment for L&Q properties as 19.95% with an additional allowance of 750 ft2 is reasonable.”
“the reasonable amount payable in respect of security costs is 50% of the relevant square foot apportionment”
“We find a contribution by L&Q of 25% for these staffing costs is unreasonable. We find a reasonable contribution is 10%.”
“We find a contribution by L&Q of 25% for these staffing costs is unreasonable. We find a reasonable contribution is 10%.”
“We find a contribution by L&Q of 25% for these staffing costs is unreasonable. We find a reasonable contribution is 10%.”
“We find a contribution by L&Q of 25% for these staffing costs is unreasonable. We find a reasonable contribution is 10%.”
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.