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thanks for coming everybody one of our members suggested previously that we make a report to the National Audit office and we have done that now just giving evidence of service charge abuse because a lot of tenants and residents obviously have their service charges paid for through had the housing benefit element of Universal Credit and theres absolutely no scrutiny of that and thats one of the reasons landlords have been getting away with it for so long I think finally um I just wanted to mention about um the possibility of withholding payment so um one of the tactics that has proved really powerful has been you know withholding either all or or part of uh Peoples rent or service charge um and and people have been using that in relation to relation to their service charges where they feel a certain amount of it is not justified theyve been um withholding payment weve got lots of Stories on our website um about people who have done that and used it successfully either as individu