A father and son who left their washing to dry on the patio of a neighbour's £2 million flat have been ordered to pay £20,000 in court costs after a bitter legal battle. Music teacher Jodie Schloss accused Robin Larkins and his father Derek Larkins of a campaign of harassment and trespassing after they entered her passageway, which they used to access a shared garden.
The Dispute
The trio live in garden flats in a five-storey Victorian villa in Swiss Cottage, an affluent suburb in north London. Both properties have a right to use the garden, with the Larkins accessing it directly from their back door, while Ms Schloss could also reach it from her property. The passageway is part of Ms Schloss's home, and for many years she allowed other residents to use it to get to the garden, which Derek Larkins maintained. However, after changing her mind due to privacy concerns, Ms Schloss claimed the passageway had been forced open twice, with the lock being changed without her knowledge.
Legal Action
Ms Schloss sued for an injunction to prevent further incursions after the Larkins' washing was left on her private patio. Despite both men agreeing not to set foot on her passageway again, they were handed a £20,000 bill for the court case. Judge Stephen Hellman, presiding at the Mayor's and City of London Court, stated that a punishing costing bill was appropriate because Derek Larkins had twice forced the gate.
The bitter dispute erupted in August when Ms Schloss withdrew consent over the patio, citing justified privacy concerns. Although Robin Larkins could still access the garden through his back door, he and his father complained that access for other residents had been blocked. The barrister representing Ms Schloss described a campaign of trespass and harassment by the pair.
Incidents Detailed
- On 1 September 2025, Derek Larkins insisted he had a right to use the passageway, and Robin Larkins threatened to rip the gate out.
- Later that day, Ms Schloss overheard two men in the passageway discussing whether she was out. The next morning, she found the lock damaged.
- On 6 September 2025, she found further damage to the lock and inferred from CCTV footage that Robin Larkins was responsible.
- After being persuaded to give Robin a key, she changed her mind upon seeing CCTV footage of his father using a crowbar.
- On 2 October 2025, Robin changed the lock and failed to provide a key. Ms Schloss then changed the locks back.
- On 22 March 2026, Derek forced the lock, and they used the passage multiple times that day and on 24 March.
- On 9 April 2026, the Larkins' washing was hung on Ms Schloss's patio.
Ms Schloss sought an injunction to prevent any further trespass, with her barrister branding the men's behaviour unreasonable.
Defence
Representing himself, Robin Larkins insisted they acted to protect other neighbours' access to the garden. He stated that the main issue was for leaseholders who had used the communal space via the side passage for 30 years. He argued that everyone in the building had contributed to garden maintenance and had a right to access it. However, he acknowledged that the dispute did not affect him personally as he had direct access from his flat.
Regarding the washing, Robin said his cleaner had hung it without realising and had been told not to do it again. However, Ms Schloss's barrister argued that evidence showed other residents do not have a right to use the garden or the passageway.
Court Ruling
After a three-hour hearing, Judge Hellman accepted the father and son's commitment not to enter the patio or passageway again, pending a full trial. He noted that the letter from Ms Schloss must have come as a shock and that for most other tenants, there was no way to access the garden except through the passage. He found that the defendants should pay Ms Schloss's legal costs, partly due to Derek Larkins forcing the gate with his son present.
The case will return to court for a full trial unless the parties settle first. The judge warned the men of even larger court bills if they continue to fight and lose.
