Earl’s Court tenant fights her corner over ‘unjustified’ service charges hikes

By Adrian Zorzut, Local Democracy Reporter

A 63-year-old Parkinson’s sufferer is set to take her landlord to tribunal for the third time in two years after her service charge was hiked again despite the previous rulings in her favour.

Adriana Schwab said Housing for Women hiked her monthly service charge to £99 without proper explanation and claims many of the services aren’t being provided.

Housing for Women said it is working with Miss Schwab to resolve the matter “fairly and transparently”. As a result Miss Schwab, a retired accountant who moved from Slovakia to the UK 25 years ago, has paused the legal proceedings but will pursue it through a tribunal again if the charges are not reduced in line with the previous rulings.

If they remain as they are, she fears she’ll have to survive next winter without heating. Miss Schwab said: “It’s nearly £100 more than I used to pay two years ago, per month, so of course it is quite a lot. I am already thinking how I will survive without electricity and ok, now summer is coming, but winter will come.

“Parkinson’s very much reacts to all, like if it is too hot or too cold. It increases the symptoms so I have to have heating otherwise I’m trembling. I have no idea how I will survive. It’s panic. I am so stressed, I took medication and it doesn’t work.”

Miss Schwab said her service charge jumped from £26 a month in 2021 to at least £61 in 2022 – an increase of 134 per cent. When she complained, Housing for Women sent six different version of her service charge bill varying between £61 and £75.

The charge for her basement flat in Philbeach Gardens, Earl’s Court dipped in 2023 before rising again by £16 in 2024 and by £25 in 2025. Miss Schwab’s rent, which is roughly £550 a month, has also risen, albeit at a slower pace.

Despite taking the housing association to the property tribunal on two separate occasions, and winning both times, she said she is still being charged incorrectly.

Housing for Women said this year’s service charges are based on last year’s costs. It said budgeted costs are reconciled with actual costs six months after the financial year ends and it reimburses any difference to Miss Schwab.

But the long-time tenant has questioned this. She said: “I literally thought the bill was just a mistake. You know, it was lockdown, and we were all working from home. I said ‘you have a mistake there, check it’. They sent a version – a different amount – but still over £60. It was still not correct.”

Miss Schwab claims Housing for Women is now refusing to share the accounts and claim they no longer hold records before 2021 due to a change in accounting systems.

She claims the housing association began charging residents for Legionella testing but only focused on taps in the utility room. She also claimed groundsmen were being paid hundreds of pounds to sweep the building’s small communal garden but had failed to visit for nine months.

She also said residents were being unfairly charged for fox traps on a monthly basis. When she approached Housing for Women, she claims they apologised and offered to credit her account.

Miss Schwab was at one point sent six different versions of her service charge bill for 2021/2022. She took Housing for Women to the first-tier property tribunal and won and took them to tribunal a year later for the same reason.

Kensington and Chelsea councillor for Earl’s Court, Linda Wade, who has been helping Miss Schwab with her case, said housing associations lack accountability and hide behind legal exemptions.

She said by law, landlords are required to provide accounts within six months of a request or face criminal charges. However she said social housing providers, like Housing for Women, are exempt.

She said: “They’re actually failing and it’s consistent. They’ve failed to maintain, or have a structured plan for refurbishments or cyclical maintenance over the years. There is no way robust enough to be able to sanction them.”

A Housing for Women spokesman said: “In respect of the ongoing case with Miss Schwab, mediation is scheduled (today) to discuss aligning her 2024/25 service charge with the 2023/24 First Tier Tribunal findings. We have received two adverse judgements from the Tribunal, which found the costs unreasonable, and in both instances, we have refunded Miss Schwab.

“Throughout this process, we have maintained open communication with Miss Schwab, including meeting with her at our head office to review her statements.

“We remain committed to working with Ms Schwab to resolve her concerns and reach a satisfactory outcome.”

Pictured top: Adriana Schwab in her Earl’s Court flat (Picture: Facundo Arrizabalaga)