Galliard Homes Reviews 

The team were incredible at every step of my home purchase, always on hand to answer any questions and no ask was ever too much. A huge thank you to Natalia in particular who has been amazing! I would definitely recommend Galliard Homes.

I wish I had paid more attention to these reviews prior to deciding to purchase a Galliard property. Despite a near immediate response to a previous review, I am still waiting any communication from GEM despite multiple emails and and phone calls. The root of the issue is they failed to update my email address which was advised in January resulting in service charge invoices not being received. They also had my physical mailing address on record but rather then send a reminder notice that, they just directly engaged a debt recovery company that have levied just under £600 in fees. Cannot fault sales and marketing but the rest of the company is disorganised, unprofessional and have no customer service skills at all. I will be selling my property when my mortgage fix ends. The estate is poorly managed, the charges keep increasing and dealing with GEM is painful

My personal experience with Galliard Homes has been extremely disappointing. I have found the combination of high service charges, maintenance costs and ongoing issues with the development to be a significant financial and personal burden.**

In my experience, the service charges are extremely high compared with the level of maintenance and services I have received. I have personally struggled to understand how some of the charges have been calculated and have found the explanations provided to me insufficient.

I was also extremely concerned about the lift works. Based on the information provided to me, I understand that leaseholders have been asked to contribute towards costs of approximately **£1.7 million**. From my perspective, this is an enormous amount, and I believe leaseholders deserve a clear explanation of the work carried out, the costs involved and why these costs have been passed on to them.

I have also personally experienced concerns about high utility and maintenance bills. Some of the charges I have received have appeared significantly higher than I expected. I have also had concerns about whether commissions, management fees or other mark-ups may be included in some of the charges. I cannot independently verify the basis of every charge, which is why I would like much greater transparency and supporting documentation.

I have also personally experienced concerns about ventilation because of restrictions on opening some of the windows. In my view, this can make the living environment uncomfortable and has contributed to my concerns about the quality of living conditions.

Overall, **my personal experience has been extremely frustrating and financially difficult**. What I expected to be a home has, for me, become a source of ongoing financial pressure and worry.

Anyone considering buying a property from Galliard Homes should, in my opinion, carry out extensive independent checks, carefully examine the service-charge history, ask detailed questions about major works and obtain full information about ongoing costs before making a decision.

** STAY AWAY ** DO NOT BUY FROM GALLIARDS **

Extremely disappointing experience with Galliard Homes. In my experience, there is a serious lack of transparency around service charges, additional costs and the overall management of the development.

I was particularly concerned about an attempt to charge around **£1.5 million for lift works**, which I understood should have been addressed by Galliard as part of their responsibilities during the conversion period.

I have also experienced concerns regarding **electricity charges**, which appeared significantly higher than expected. Electricity being supplied through Galliard-recommended suppliers has raised concerns for me about how these charges are calculated and whether residents are receiving competitive rates.

I am also extremely disappointed with the value of my flat. I purchased it for **£255,000 around six years ago**, and it was valued at approximately **£165,000 last month**. This represents a substantial loss in value and, based on my own experience, has been one of the worst property investments I have ever made.

Overall, I feel residents deserve far greater transparency, accountability and fairness when it comes to service charges and additional costs. Based on my personal experience, I would strongly encourage anyone considering buying a property from Galliard Homes to carry out thorough independent checks and carefully investigate the service charges and ongoing costs before committing.

Galliard Homes leadership have continuously failed to address issues regarding build quality and property management.

The property management responsibility resides with Galliard Homes subsidiary GEM (Galliard Estate Management).

GEM, like its parent company, continuously failed to address issues regarding build quality and property management.

GEM imposed extortionate Service Charges, with no clear justification or transparency on how the Service Charges were calculated.

From their behaviour, GEM's sole purpose is to generate an extremely large amount of revenue without even considering that it may cause financial distress or cause health issues (physical or mental well being) upon Leaseholders / Residents.

My advice is complete thorough research before any potential purchase is undertaken with Galliard Homes.

Rethink before buying a flat from them… sky-high service charges and absolutely no proper sound insulation at Trinity SQ. The walls between the flats are so thin you can literally hear your neighbours flushing their toilets, talking and everything else. Zero privacy. And not to mention the lovely curry and cooking smells constantly hanging around the corridors because the ventilation in the whole building is terrible.

For the amount of money these flats cost the quality is shocking. You pay ridiculous service charges on top and still have to live with paper-thin walls, noise from neighbouring flats and poor ventilation. Total waste of money..

Extremely disappointing experience – Don't proceed.

My experience with this property developer has been extremely disappointing and has had a serious financial impact on me. What initially appeared to be a worthwhile property investment has turned into a significant financial burden, with the property suffering substantial losses and costs that I did not expect when making the investment.

I feel that the information, support and overall handling of the development have fallen well below the standard I would expect from a professional property developer. The financial consequences for me have been extremely stressful, and I deeply regret making this investment.

Based on my personal experience, I would strongly advise potential buyers and investors to carry out extensive independent due diligence before committing to any property with this developer.

I would not recommend this developer based on my experience, and I would personally avoid investing with them again.

Galliard/GEM routinely remove negative reviews from this page - not long ago, the overall score was 1.0, which still too high for this company.

Galliard/GEM has recently seen an exodus from senior staff due to the legal issues they are facing, particularly around a failure to justify and provide evidence for astronomical service charge hikes.

I made my mistake in 2018 when I purchased a Galliard/GEM property and have been paying for it ever since. Do not make the same error. Do your research and ensure you read through all the reviews on this page.

Property management manager Kris and Conceiage desk from GEM are helpful and paid effort continuously to investigate and resolve the drainage blockage problem for my apartment. Appreciate his help in a very professional way.

I had to contact Galliard Homes to help with a parking issue at one of their shopping centres.
I contacted them via their feedback form and soon received a response from Lucy (Marketing Manager) assuring me she would look into this for me. A few days later the problem was resolved. Fantastic service!

Natalia at Galliard has been a pleasure to deal with. She has been very responsive on every issue, small or large, dealing with us pleasantly and professionally. This was a first time buy after a couple of difficult attempts elsewhere and we are very grateful for her patience and understanding in helping our purchase run as smoothly as possible. Fabulous service all round.

In the sales brochure for our flat, there was an area of land described as "Residents' Private Landscaped Garden Area'
We paid for this facility. It is for our use. It was part of the offer when we bought our properties, and the purchase price reflected that. After four years of owning the property, the area was still unattractive, so I emailed the CEO of Galliard estate Management (a division of Galliard Homes) to query it. This is the response I received:

"Turning to the landscaped garden area referenced in the sales literature, I acknowledge your concerns. My understanding is that the freeholder has either completed, or is in the process of completing, the disposal of land to the rear of the development for redevelopment purposes. I am currently in discussions with the freeholder regarding associated works, including contributions towards the resurfacing of the access road serving the development.
Whilst I appreciate that you may disagree with the freeholder's decisions in this regard, the freeholder is entitled to dispose of land within its ownership, subject to compliance with any applicable statutory obligations, including the requirements of Section 5 of the Landlord and Tenant Act 1987 where relevant."

They are not entitled to dispose of land that they have stated in writing is for the use of residents. That facility falsely inflated the purchase price of our properties. And it has now correspondingly devalued our property values.
This is deceit, fraud and profiteering from leaseholders.

Within the past year, Galliard Homes demanded that my earlier review be removed because it mentioned an individual’s name. I accepted this under Trustpilot’s policies. But what exposes their true character is that they have not applied the same rule to positive reviews that also include names.

This is blatant selective enforcement designed to falsely inflate their ratings. Data protection and trust policies require equal treatment of positive and negative reviews, yet Galliard Homes only acts when criticism is involved. That double standard is not just unfair — it is disingenuous and manipulative.

If Trustpilot applied the same rules consistently, and removed all positive reviews that include names, Galliard’s score would be far closer to 1. Their current 2.1 rating, already sliding further into “1’s,” is misleading because it benefits from reviews that should not even be allowed under the same policy they used to silence mine.

Their conduct shows a company more concerned with suppressing negative experiences than addressing them. This pattern erodes consumer trust and proves they are fully deserving of their poor reputation..

I am a leaseholder at a development managed by Galliard Estate Management (GEM, formerly PMM), acting on behalf of the freeholder, Freshplant Ltd, part of the wider Galliard group structure.
My estimated annual service charge in 2012 was approximately £2,481. By 2025, this had risen to £5,400, with a further balancing charge anticipated — for a one-bedroom flat in a building with no gym or swimming pool. A mortgage valuer reportedly described it as the highest service charge encountered for a property of this type and location. The mortgage application was subsequently refused.
After years of concern regarding escalating service charges, and following widespread leaseholder complaints, GEM eventually issued correspondence admitting:
• “a failure to substantiate the level of reserves required”
• “lack of information provided to leaseholders”
• and acknowledged the financial hardship caused to residents.
Despite repeated requests over many years under Section 22 of the Landlord and Tenant Act 1985, I was refused electronic or postal copies of supporting invoices. I was repeatedly told that I would need to travel approximately 40 miles to inspect documents in person.
I also identified unexplained discrepancies in the accounting references used in correspondence relating to my Deptford flat, raising further concerns regarding transparency and apportionment.
After posting a previous review, Galliard requested its removal via Trustpilot moderation procedures. Trustpilot informed me that the review had been removed for allegedly containing “personal information” because it referred to company directors… whose identities are publicly available through Companies House records. Those references were included solely to explain the corporate relationship between the entities involved.
I appealed the decision. I explained that the individuals referenced were company directors acting in public corporate roles, not private individuals. Trustpilot nevertheless upheld the removal in a brief response which did not substantively address that distinction. The process felt largely procedural and automated.
I am therefore reposting this review in revised form, limited strictly to the underlying facts and my experience as a leaseholder.
To be fair, Galliard often identifies interesting and ambitious development locations. However, in my experience, when it comes to service charges, reserve funds, transparency, and leaseholder communication, the management experience has been deeply unsatisfactory and concerning.
There are also significant heat-retention issues within the development itself, although that is arguably a separate issue.

Dishonest and greedy organisation.
Flats sold using promises made by sale people that were not fulfilled by the company. When we queried this with Galliard we were ignored repeatedly. Finally got an answer telling us that they are not responsible for the tactics their sales people use.
Service charges are outrageous and the highest in the area. And 50% higher than that stated by sales staff.
Galliard Homes and GEM Ltd are the same company (same directors anyway) but GEM say they are independent of Galliard and not responsible for Galliard's sales techniques and promises.
Surely the 5 star reviews on this company are fake?

I had a meeting with krzysztof kowalczykowski from galliards homes management today. He is is a wonderful and outstanding manger. When ever I question about the property, his response was immediately and always with positive attitude. He truly cares about the residents. Great Assets to the company.

Following Galliard’s response and to make it clear, while at the last FFT Hearing the case was adjourned, the FTT Judge would not have adjourned the case and booked out a further 3 days of Tribunal time if the case had no merit. The Judge read through the paperwork submitted even commenting that we had some valid points and on that basis has booked out a further 3 days of Tribunal time. Additionally, there are now 57 claimants who have submitted a claim to FTT against Galliard so it is multiple leaseholders who are fed up with the extortionate service charges racket which have increased by 240% over the last 8 years. If there was no wrong doing 57 people would not have submitted claims and the Judge having assessed our claim would not have adjourned the case booking out a further 3 days of invaluable Tribunal time.
The claim is against the Freeholder part of the Galliard Group.
We look forward to the Tribunal …

My name is tariq I have bought a flat in hayes . My nightmare started . It has ruined my life . Very high maintenance fee. You can't sell property. Worst safety management team. Nobody wants to rent due to safety issues. Galliards r robbers

Brilliant Service from Galliard. I was so grateful that Darcie took the time to check through archives to supply some documents that I had requested. The professional and quick response was very much appreciated.

My experience with Galliard Homes has been extremely disappointing and stressful. There are serious concerns around unethical business practices, particularly in how developments are marketed compared to what is ultimately delivered. There are signs of improper or substandard conversions in my development resulting in excessive and unreasonable service charges, causing extreme stress and anxiety.

What’s most troubling is the lack of accountability—issues tend to be brushed aside rather than properly acknowledged or resolved. The whole experience with Galliard and their many partners has caused significant stress and has undermined my trust in the company. Never buy from Galliard; it will turn into your worst nightmare.