Commonhold and Leasehold Reform: Managing Agents
01 Jul 2026 · Commons Chamber · 60 speeches · Official record
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I thank my hon. Friend for raising the important issue of marriage value and the extension of leases, with many people having to take out additional loans just to remortgage and extend their lease. All these areas are covered in the draft Bill, and I know the Minister is keen to address them. The Bill will be an opportunity to impact the lives of millions of constituents across England and Wales who bought their homes in good faith. We must all take responsibility for keeping this topic on the a... Full speech
One resident, June, said: “I’m afraid that all the years of bullying, alternating with being ignored by FirstPort on all levels, have finally taken their toll on my mental health”. It is time for better regulation. Full speech
I thank the hon. Member for Vauxhall and Camberwell Green (Florence Eshalomi) and her Select Committee colleagues for their excellent report and for securing this important debate. Members on both sides of the House have made important points, including my hon. Friends the Members for Woking (Mr Forster) and for Surrey Heath (Dr Pinkerton), who resolutely spoke up for their residents. The Liberal Democrats welcome the introduction of a commonhold framework, the abolition of leasehold for new bui... Full speech
I commend the hon. Member for Vauxhall and Camberwell Green (Florence Eshalomi) for securing this important debate, and for her continued strong and effective leadership of the Housing, Communities and Local Government Committee. I have spoken several times in this House about the problems with the current leasehold and property management system, more recently from the Opposition Front Bench. Like so many of my constituents and people across the country, I am a leaseholder and I know at first h... Full speech
Yes, indeed. Residents of an estate in Eastham have been paying for a sewer that they cannot actually locate, which just shows that there is too much ambiguity over what these charges are for. Finally, local authorities could be given powers to use their resources to bring estates up to an adoptable level and then charge the developers for that work retrospectively. The developers do not want to do it, and we need to find a way of breaking that logjam. These are just some of the measures that, a... Full speech
I want to get on record what has happened in my constituency, because I said to my constituents that I would. With the expansion of Heathrow airport, land prices have gone up. Manufacturers have moved to cheaper areas, often with grants, and in the former manufacturing areas, a large number of flats have been built. I would normally welcome that, but the prices of those flats are prohibitive for local people. However, a large number of young people-bless them-have done everything they can to rai... Full speech
I thank my hon. Friend and constituency neighbour the Member for Vauxhall and Camberwell Green (Florence Eshalomi) for securing this important debate. Leasehold has become the ultimate con. Given the sheer quantity of leaseholder issues and complaints about the behaviour of property managing agents that my team and I come across weekly, some would think that we would be experts in this area, but no two cases are the same, and each case is more complicated than the last. The system of leasehold i... Full speech
From the moment I was elected in Hartlepool, my inbox, surgeries and public meetings were filled with people telling me remarkably similar and shocking stories about their estate management companies. That is what I wish to focus my remarks on. The tales are very similar: terrible communication, risible explanations and no accountability, but ever-rising bills. Ahead of this debate, I asked constituents to send me examples, and I was overwhelmed by the sheer number that I received, so I obviousl... Full speech
I am mindful of the time, but let me thank the 24 Back-Bench Members who have contributed to the debate; I hope that the Minister will see that there is cross-party support. We will continue to keep this issue on the agenda, because it is only right that this Parliament does what the Labour manifesto committed to do: bring an end to the feudal leasehold system. Question put and agreed to. Resolved, That this House welcomes the Housing, Communities and Local Government Committee’s First Report of... Full speech
Order. The hon. Gentleman might heed the fact that Members are on a very tight time limit, and he has not been present for any of the debate until this point. Full speech
I thank my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) for securing this debate, and for all the work that she has done on this issue. I see that Lord Best is in the Gallery; he, among many others, has been campaigning on these issues for years. I rise to draw attention to the experiences of some leaseholders in my constituency. I have previously spoken at length in the Chamber about unadopted estates. I am not going to dwell on that subject today, because it is ... Full speech
My hon. Friend is about to come on to property managing agents. May I add to the experiences heard by her Committee the experiences of constituents in my communities? Probably one third of the casework that I deal with relates to the poor performance of property managing agents. Does she agree that many leaseholders face real difficulty in getting proper recourse? A much tougher regime than the one currently in place, involving the property ombudsman and the property redress scheme, is urgently ... Full speech
I congratulate the Chair of the Housing, Communities and Local Government Committee, my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi), on securing this important debate. The issues raised in her Committee’s recent report speak strongly to the experiences of thousands of my constituents in Poplar and Limehouse, which is the constituency with the highest percentage of leasehold homes. Like members of the Committee, I am not just alarmed but very angry about what many... Full speech
I refer my hon. Friend to the evidence session at which we had representatives of freeholders-one of the most enlightening sessions for my Committee and my colleagues. We probed and pushed and tried to seek justification for ground rents, but none was forthcoming. That shows that they are a money-making scheme. We must be absolutely clear, as the Competition and Markets Authority has said, that there is no place for ground rents. Last month, there were media reports that the Government are prepa... Full speech
Before I call Jonathan Brash to conclude his speech, the remaining Members will have a time limit of three minutes. I call Jonathan Brash. Full speech
I thank the Housing Minister for all his tireless work on these landmark commonhold reforms-I only hope he finds my constant lobbying not too tiresome. I also thank my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) for her leadership on this issue. My parents and grandparents are in the Gallery today. I thank them for ensuring that throughout my childhood, I had a roof over my head. Thanks to their efforts, I have enjoyed the childhood tour around all the various pr... Full speech
I thank my hon. Friend for that intervention, and I thank many other Members, including my hon. Friend the Member for Uxbridge and South Ruislip (Danny Beales). I will come on to the very important area of managing agents and a firm that is notorious with many of us in this Chamber-FirstPort. Full speech
I thank my hon. Friend for raising that point-as I mentioned, many colleagues will have dealt with similar cases. This is an issue that we want the Government to look seriously at, and one that has frequently been brought up in the Chamber. It is right that Members are advocating for their constituents, but local MPs or Housing Ministers should not have to name and shame these companies; we are talking about some of the largest managing agents in England. We are seeing patterns, with the same co... Full speech
The exploitations in the leasehold system are endless: unfair service charges, ground rents, marriage value buy backs, the hidden cost of utilities, inflated insurance-the list goes on and on, as do the ways that freeholders line their pockets while ordinary homeowners bear the cost. We have seen that acutely in Sheffield, with Andrew Milne buying up hundreds of freeholds at £250, and then shamefully charging homeowners extortionate prices to buy them back. He has rightly faced consequences with... Full speech
I am glad to be able to contribute to this debate to give voice to a number of my constituents who have been suffering as a result of the feudal leasehold system for far too long. I thank the Chair of the Housing, Communities and Local Government Committee, my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi), for setting out the issues that so many of our constituents face. The measures outlined in the draft Commonhold and Leasehold Reform Bill mark a significant step... Full speech
Before we come to the debate on commonhold and leasehold reform, I inform that House that permission to appeal has been granted following the judgment on the judicial review brought forward by ARC Time Freehold Income Authorised Fund and others over the Leasehold and Freehold Reform Act 2024. The case is therefore sub judice. Mr Speaker has granted a waiver to allow Members to discuss fully the Housing, Communities and Local Government Committee report on the implications of the Government’s dra... Full speech
As I was saying, I welcome the Government’s commitment to leasehold reform, but Ministers must ensure that estate management companies are not treated as an afterthought. The Leasehold and Freehold Reform Act 2024 provides important powers that have not yet been brought into force, so I urge Ministers to do that. Estates do need to be managed, but we should go back to how they were managed: by local authorities. That is the way to truly fix the system: ensure that every estate is adopted by ever... Full speech
I thank the Chair of the Housing, Communities and Local Government Committee, my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi), for all her work on this issue. I also thank the whole Committee and the experts who testified. I would like to speak in favour of the Government’s proposals, and will briefly describe the situation in my constituency and the wild west of management agents, as described by my hon. Friend. Too many of my residents face deep frustration, eve... Full speech
Trust in politics is at an all-time low, and part of the reason is that our society is littered with examples of structural unfairness, injustice, and ordinary people being ever so slightly fleeced. The housing market of recent years is a strong case in point, with multiplying ground rents, abuse of the forfeiture system, opaque service charges, management companies that cannot be changed, overpriced maintenance performed by firms connected to the management company, no adoption of common assets... Full speech
I thank my hon. Friend for sharing that example; colleagues across the Chamber will probably cite similar, if not worse, ones. That is a shocking indictment of the company we are discussing. The law already requires service charge increases to be “reasonable”, but when charges are skyrocketing for basic maintenance services such as cutting grass, many residents do not feel that they are being treated reasonably. Full speech
Leasehold is a con. We are one of the few countries that still has residential leasehold, and because of that, people are being sold a lie on home ownership. As Woking’s MP, I hear countless stories about it, and I will not use my time going through every single one, but I impress this point on the Government: we need to regulate these bureaucratic con artists. People have been scammed out of home ownership in place of leasehold. It is fleecehold. Dreams of home ownership have stayed dreams-far ... Full speech
I thank my hon. Friend, a fellow London MP, for that intervention. This issue is not just isolated to London; it happens in many areas right across the country, and it was raised continuously throughout our inquiry. As I mentioned, I will come on to the issue of managing agents more broadly. Our Committee is broadly supportive of the move to commonhold. That said, we have two key questions about its implementation. First, the Government must clarify what voting rights shared owners will have in ... Full speech
That brings us to the Front Benchers. I call the Liberal Democrat spokesperson. Full speech
I thank my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) for securing this very important debate, which I know will be of interest to constituents of mine who find themselves victims of fleecehold. Across the country, too many people are now buying homes on freehold estates and then finding themselves let down by developers and estate management companies that fail to deliver the services they promised. Developers build these estates, sell the homes and then, despi... Full speech
I entirely agree. As I was saying, the market is failing, and many of the participants in the market will continue to do the bare minimum or, at worst, exploit people. As we have heard from hon. Members, some of those companies and individuals will continue to push the limits of decency, and possibly legality, because there is no accountability. Let us make it as hard as we can for them. Let us protect and empower the people who really count: the leaseholders. In my remaining seconds, I ask the ... Full speech
My hon. Friend talks about leaseholders being treated with contempt. I have an estate in my constituency, Bishops Gate, where it took three years for FirstPort to respond to residents’ requests, and even when the council got involved, FirstPort refused its request. Given all the service charges they had paid in, the homeowners believed that there would be £230,000 in the account; in fact, there is zero, and they are told that there is £60,000 of debt. That is the sort of scam that is going on. Full speech
I thank the hon. Member for Vauxhall and Camberwell Green (Florence Eshalomi) for securing and leading this important debate. I pay tribute to the work of the Housing, Communities and Local Government Committee under her leadership, which generated a 159-page report containing a series of recommendations. I am conscious of time, Madam Deputy Speaker, so I will not comment on the remarks made by Members from all parts of the House, but I extend my thanks to all those who made considered and impor... Full speech
I very much welcome, as I am sure do most of colleagues on the Labour Benches, the Government’s actions so far on commonhold and leasehold, and I look forward to their further steps. Today, I would like to speak to the issue of property management agents, particularly in the context of unadopted estates. As with so many issues, the fundamental problem here is a lack of housing. Despite the enormous actions taken by this Government to get the housing market moving, the reality is that housing del... Full speech
For 28 of the 29 years that I have been in Parliament, I have campaigned for leasehold reform. I was instrumental in the Commonhold and Leasehold Reform Act 2002 and on the Bill Committee during the passage of the 2024 Act. I welcome the Select Committee’s report and pay tribute to the Chair of the Committee, my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi), for her remarks. There are 11,000 individual leaseholders in contact with my office. I pay tribute to Jackie... Full speech
My hon. Friend has mentioned a number of times that nobody should be left behind by this legislation. My constituents suffer from the actions of the St Mary Magdalene and Holy Jesus Trust, a supposed charity that refuses to allow them to extend their leases and is using a loophole in the current legislation, leaving them-as one constituent put it-as prisoners in their current homes. Does my hon. Friend agree that the legislation should address those concerns and liberate my constituents? Full speech
I thank the Chair of the Select Committee, the hon. Member for Vauxhall and Camberwell Green (Florence Eshalomi), whose motion, report and recommendations for the Bill I support and welcome. Thorough and fair leasehold reform is long overdue. My inbox as MP for Brighton Pavilion is littered with horror stories from constituents about their experiences as leaseholders who are forced to fork out extortionate service charges with no value for money, poor maintenance and no transparency on how that ... Full speech
I am dealing with huge numbers of groups of leaseholders, and one of the things we have discovered-with the managing agent very much as my hon. Friend is describing -is this habit of subcontracting, only for the leaseholders to find that the subcontractors are owned by the same company; the name has just been changed. When we raised this point, the answer we got from FirstPort last week was, “We can do what we want.” Does that not reinforce my hon. Friend’s argument about regulation? Full speech
Before the hon. Lady rises, I remind Members that this is a very oversubscribed debate, and I am sure that many people want to speak. Full speech
Order. There is a very strict time limit. Full speech
I congratulate the hon. Member for Vauxhall and Camberwell Green (Florence Eshalomi) on her opening remarks, and on the work her Committee has done to produce its report. It was an exceptional read-I thank her and her Committee. I am seeing increasing numbers of cases where leaseholders experience a range of problems, including high service and administration charges, a lack of transparency, overcharging, disproportionate costs to extend leases or buy freeholds, poor actions by managing agents, ... Full speech
On the point about estate adoption, I wonder whether my hon. Friend agrees that we need to get on and implement section 42 of the Flood and Water Management Act 2010, which would require sewerage to be adopted as part of the public sewer as soon as possible. Full speech
Even before coming to this place, as a local councillor I dealt with so many issues relating to leasehold property management and unadopted estates. A notable example is the Doulton Brook estate in my constituency, a mixed freehold and leasehold estate with houses and apartments built just over a decade ago by Taylor Wimpey and managed by Trinity Estates. Residents have been dogged by issues from day one, with a lack of transparency around estate management charges and decision making, inheritin... Full speech
Residents in Stratford and Bow tell me that some of their monthly service charges have now reached almost £600. It is driving them to the financial brink, and many of their neighbours are now facing legal threats for falling behind. I have had to intervene on several occasions, calling public meetings with management agents that are behaving terribly and treating residents as cash cows. Does my hon. Friend agree that it is an absolute disgrace that leaseholders continue to be pushed about by unr... Full speech
Order. Because of a fire evacuation of the Palace, the Serjeant on duty is requesting a suspension of the sitting. I have been advised by the Serjeant at Arms that the Chamber and Gallery should be evacuated, using the nearest available exits. Please proceed in an orderly manner and follow the directions of Doorkeepers or security staff. Full speech
We will start with an immediate four-minute time limit. Full speech
Minister Pennycook has agreed to give a short speech to accommodate the next debate. Full speech
I thank my hon. Friend, the Chair of the Housing, Communities and Local Government Committee, for recognising the work done not only by me, but by Peter Bottomley and Jim Fitzpatrick on the APPG. I was struck by a comment in the Committee’s report about the argument put forward by some freeholders that ground rents are used to cover service charges and that people will be put in danger if they are lost. The Committee used the word “shameful” for that argument. Does that not show that this system... Full speech
Does my hon. Friend agree that a proper regulator for the property management sector, far from being anti-growth, would be a pro-growth measure bringing transparency and good functioning to these incredibly opaque markets that exploit leaseholders and renters? Full speech
I start by declaring an interest: my wife is the joint chief executive of the Law Commission, whose work I will cite in the course of my remarks. It is a pleasure to respond to this vital debate on behalf of the Government, and I warmly congratulate my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) on securing it. Commonhold and leasehold reform and the regulation of property agents are issues of the utmost importance to millions of homeowners across the country, an... Full speech
I thank my hon. Friend for that intervention, and wish him a happy birthday-I am sure a good birthday present for him would be the regulation of managing agents for the sake of his constituents. Self-regulation does not work when there is no real enforcement, and leaseholders were clear with us that they do not just want mandatory qualifications. As Lord Best put it in his evidence to the Committee, “being qualified doesn’t necessarily make people behave properly; you still need a code of practi... Full speech
I beg to move, That this House welcomes the Housing, Communities and Local Government Committee’s First Report of Session 2026-27, Pre-legislative scrutiny of the draft Commonhold and Leasehold Reform Bill (HC40); notes the Government’s commitments to cap ground rents and to bring forward legislation in this Session to support the uptake of commonhold in place of leasehold; further notes the concerning practices of some property managing agents who fail to act in the best interests of homeowners... Full speech
I thank my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) and the members of her Committee for their excellent pre-legislative scrutiny work, which we have heard about today. Since becoming an MP, one of the most common issues I hear from my constituents is the poor quality of service provided by managing agents to local leaseholders. When the boilers broke at Walsham Court and Hinds Court last November, residents tried to contact Anthem, but to no avail, and they w... Full speech
I start by referring the Chamber to my chairmanship of the leasehold and commonhold reform APPG, where I work closely with organisations such as the Leasehold Knowledge Partnership and the National Leasehold Campaign, to which I pay tribute. As we have heard, complaints from constituents about management companies and the exorbitant fees they charge are something that we all deal with on a weekly basis. It is not a new phenomenon; it is something that I raised on the Floor of the House five year... Full speech
I congratulate my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) on securing this incredibly important debate. This issue is the reason I got into politics in the first place. My first community activism was with my fellow neighbours against an unscrupulous developer up in Newcastle. What I learnt from that is that when people are trapped in their own homes by systems which have been designed to extract money from them rather than serve them, they need a Government ... Full speech
I thank the Chair of the Housing, Communities and Local Government Committee, the hon. Member for Vauxhall and Camberwell Green (Florence Eshalomi), for securing today’s important debate. I want to use the brief time I have to share two examples from my constituency of systemic mismanagement of managed property. The first example that I will cite is a FirstPort-managed property-we have heard that name mentioned already-called Bentley Court in Camberley’s town centre. On 19 March, the building’s ... Full speech
I thank my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) for the assiduous work that she has done with her Select Committee. It is inspiring when we, as Back Benchers, can have genuine influence by bringing the concerns of our constituents to this House of Commons and directly into the minds of Ministers, and when improvements result from that. I can recall my hon. Friend the Housing Minister using his mobile phone to instruct officials from a debate-because he was... Full speech
I wholeheartedly agree with my hon. Friend. Given FirstPort’s record and the number of times that FirstPort has been called to Parliament-it has been called to speak before the Housing, Communities and Local Government Committee and the “Labour for Leaseholders” group, which has worked really hard-it is an abomination that it is still getting contracts, to be honest. As someone who used to award contracts in my previous career, I think it is mad when previous behaviour is not taken into account ... Full speech
Does my hon. Friend agree that it would also give some comfort to my poor residents on both Ribblesdale Avenue in Accrington and Lyndon Park estate in Great Harwood, who are currently faced with the impending truth that FirstPort will shortly be their managing agent? They are rightly terrified about what that might mean for them and what expense it might add, as well as the failure of such organisations to manage local parks and so on. Taking the steps that she mentions will help give my residen... Full speech
I thank my hon. Friend and her Committee for the excellent work that they have done in preparation for this Bill. Pensioners who bought retirement flats in Aire Valley Court and Sutton Court in my constituency were hoping for peace of mind; instead, they have had rocketing service charges, poor maintenance and a lack of communication and transparency from FirstPort, the property managing agent. Does my hon. Friend agree that while commonhold is a fantastic opportunity for leaseholders to take ch... Full speech
I declare an interest as a leasehold homeowner, which is very common in Sheffield. I thank my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) for securing this important debate. I agree wholeheartedly with the recommendations of her Committee, and of Lord Best, about a regulator. I welcome the fact that this Government have begun to take a close look at the injustices embedded in the leasehold system. It treats leaseholders not as full homeowners, but as a revenue st... Full speech