The Barbican Estate Residents Consultation Committee (RCC) convened to discuss key issues affecting residents, including approving an in-house maintenance team, appointing an expert witness for Ben Jonson House, and addressing service charge updates. The committee also reviewed reports from various working parties and discussed ongoing repairs and maintenance projects.

Repairs and Maintenance to be Brought In-House

The committee approved a plan to bring repairs and maintenance services in-house, replacing the existing contract with Chigwell Group PLC. This decision follows Chigwell's announcement of their intent to withdraw from the contract due to commercial non-viability. The Executive Director of Community and Children's Services' report stated that the contract would end on 24 December 2025.

The proposed Direct In-House Team (DIHT) model aims to integrate directly employed operatives into the existing Barbican Estate Office structure. The report, detailed in the Repairs Maintenance Committee Report, outlined that the team would consist of operatives, a planner, and a repairs supervisor, supported by existing contract and administrative staff.

The report stated that a like-for-like total five-year cost of the in-house model is projected at £4.94 million, providing a saving on the external delivery model (£5.47 million), with a path for greater service quality, transparency, and accountability.

Two options were considered: a Direct In-House Team (DIHT) and a Direct Labour Organisation (DLO). The report stated that a DIHT was the preferred option as it would consist of directly employed operatives integrated into the existing Property Services structure to deliver an integrated, resident-focused service.

The report also noted that HR and legal advice suggested that TUPE¹ would likely apply to the three direct employees of Chigwell, but not to the five individuals holding self-employed status.

The report outlined that the works management system is central to the operation of this service, and that the best option is Civica CX Contractor Workforce.

The committee was asked to approve the resourcing requirements to move the Lot 2 repairs and maintenance service to be delivered in-house.

Appointment of Forensic Architect

The committee approved the appointment of Hawkins as the forensic architect (expert witness) to review Ben Jonson House as per the previously agreed scope. The cost is £86,350 + VAT, to be funded from the City Fund.

The Expert Witness Appointment - Commitee Paper noted that five firms were invited to tender, with Hawkins achieving the highest overall score (86%) across technical, price, and interview categories.

The purpose of the appointment is to obtain an independent expert and the scale of associated costs, providing a basis for determination on responsibility for building defects and future actions.

Service Charge Updates

The committee received the Service Charge Updates - Committee Report, which provided updates on service charge matters to the leaseholders of the Barbican Residential Estate.

The report included the following finance reports:

• 2023/24 Estate Wide Budget vs Actual
• 2023/24 Block Budget vs Expenditure
• 2023/24 Variance Narrative
• 2025/26 Estate Wide Budget
• 2025/26 Block Budget
• Finance Team Updates
• General Finance Updates
• MRI Horizon Update

The report also included appendices with detailed financial information for each block on the estate, including Andrewes House, Ben Jonson House, Brandon Mews, Breton House, Bryer Court, Bunyan Court, Cromwell Tower, Defoe House, Frobisher Crescent, Gilbert House, John Trundle Court, Lambert Jones Mews, Lauderdale Tower, Mountjoy House, Seddon House, Shakespeare Tower, Speed House, Thomas More House and Willoughby House.

The report noted that from 2026/27, the Barbican Estate Office will begin using Horizon, a new service charge management system, in full.

Lift Refurbishment Project

The committee received a report on the Barbican Residential Estate Lift Refurbishment project. The report sought approval to progress to Gateway 3 – Outline Options Appraisal via the complex approval track. The report also sought approval for a budget of £438,000 for the Phase 1 works, and noted that the total estimated project budget of the Phase 1 works is estimated at c.£6,312,000.

The report noted that the lifts across the Barbican Residential Estate are end of life and requiring overhaul. Replacement parts are becoming increasingly difficult to source, with repairs taking prolonged periods of time due to the age of the lifts. The project will bring the lifts up to a good standard of repair, whilst also bringing them up to current regulations.

Roof and Balcony Renewal Programme

The committee received a report on the Barbican Estate Roof and Balcony Renewal Programme. The report sought approval to progress to Gateway 3/4 - Options Appraisal via the regular approval track, and a budget of £765,000 to reach the next Gateway for the Phase 1 works. The report also noted that the total estimated cost of the project is estimated at circa £9,355,874.

The report noted that the City has a duty to keep the residential blocks of the Barbican Estate in good repair, and that the project will address the known dilapidated condition of roofs and balconies of Ben Jonson House, Bunyan Court, Defoe House and The Postern, and a new canopy for Brandon Mews.

Window Repairs Programme

The committee received a report on the Barbican Estate Window Repairs Programme. The report sought approval to progress to Gateway 5 - Authority to Start Work (Light), and noted that the total estimated cost of the project is up to £8,000,000.

The report noted that the Barbican Estate Office has become aware of an increasing number of age-related defects in the windows across the Estate, especially those in top floor properties which are more exposed to the weather.

Report of Director of Property and Estate Management

The committee received the Director of Property Estate Managment Reprot - RCC-BRC - Copy.

The report noted that Avanti Architects have provided their first draft report on the Brandon Mews Canopy, and that this will be reviewed at the major works program board with a view to bringing a report to the November RCC/BRC cycle.

The report also noted that Curtis Bannister-Pond, a member of The Property Institute, will be joining the Barbican Estate Office as Head of Resident Services on 1 October.

Working Party Updates

The committee received updates from various working parties:

• Garden Advisory Group: The Gardens Advisory Group (GAG) carried out their quarterly inspections of the Barbican Gardens in June 2025. The report noted that the very dry Spring and Summer impacted the gardens, and that the planting of trees carried out in the Spring appears to be working well. The report also noted that the Barbican Centre has informed the GAG that the pumps that provide the waterfall at the eastern end of the lake have stopped working.
• Service Level Agreement Working Party: The Service Level Agreement Working Party (SLAWP) postponed their meeting due to not receiving KPI data from the BEO. The SLAWP looks forward to receiving KPI data covering the year to date and will then move quickly to review it and provide a report to the RCC.

Outstanding Actions

The committee received the Outstanding and Completed Action Points for the Barbican Estate Residents' Consultation Committee (RCC) and the Barbican Residential Committee (BRC).