In-House Repairs - Reporting a Repair

 From the BEO:

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Dear Residents,

With the in-house repairs service going live today (1st September), please be aware of the small change to how repairs can be reported.

Non-Emergency Repairs Should be reported via the Barbican Estate App at any time, OR by telephone on 020 7029 390 during the hours of 08:30-17:00 Monday-Friday.

Emergency Repairs Should be reported by telephone on 020 7029 390 during the hours of 08:30-17:00 Monday-Friday. If out of hours, you must contact your Porter or Car Park Attendant, who will notify the Duty Manager.

Please note, repairs requests will no longer be accepted by email, and must go through the channels as outlined above. More information on the new service can be found in the attached document.

Kind regards, Property Services Barbican Estate Office

Barbican Resident Guide

 BEO have released a new version of the Barbican Resident Guide ...

 

Click here to read

 

Building Safety Strategy

 The BEO have sent out the Building Safety Resident Engagement Strategy for Ben Jonson House:

Click to read

Phase II: Drainage Defects Confirmed, But No Estate-Wide Strategy

 Further clarification has now been provided by Atkins and the City regarding the proposed Podium Phase II works.

Atkins have confirmed that CCTV drainage surveys were undertaken for podium downpipes within the Phase II area. According to Atkins, these surveys identified blockages and pipe defects requiring unblocking, repair and replacement as part of the proposed works.

Importantly, Atkins have also acknowledged that equivalent drainage remediation work was not undertaken as part of the earlier Phase I project.

This is significant because it now appears that substantial drainage defects have been identified within the podium drainage infrastructure itself, rather than the problem being solely one of failed waterproofing membranes or surface deterioration.

At the same time, Atkins continue to make clear that they were not asked to consider the podium drainage system from an estate-wide system level perspective. The City’s earlier FOI response also confirmed that:

• no estate-wide hydraulic modelling of the podium drainage system has been undertaken,
• no comprehensive estate-wide drainage strategy exists, and
• no drainage maintenance records are held for recent years.

In light of this, an obvious question arises: would funds be better directed toward comprehensive drainage investigation and remediation across the estate as a whole, incorporating the lessons from Phase I, before proceeding with another major programme of demolition, strip-back and resurfacing works?

Another important point is the scope of the surveys themselves. While CCTV investigation of downpipes may identify local blockages and defects, it remains unclear whether this amounts to a comprehensive assessment of the wider podium drainage system and its long-term performance.

The project therefore still appears to be a localised intervention rather than part of a coordinated estate-wide drainage strategy.

Given the scale, cost and disruption associated with the proposed works, these seem entirely reasonable questions to ask before irreversible enabling works proceed.

Phase II: Atkins Confirm No Estate-Wide Drainage Review

 

Following further correspondence with the City and Atkins regarding the Barbican Podium Phase II works, an important clarification has now been provided in writing.

Atkins have confirmed that they were not asked to consider the podium drainage system from an estate-wide system level perspective, but rather to focus on the specific water ingress issues affecting the Phase II area.

This appears to confirm that the current project should be understood as a localised surface intervention rather than part of a coordinated estate-wide drainage strategy.

That distinction matters because the City’s recent FOI response also confirmed that:

• no estate-wide hydraulic modelling of the podium drainage system has been undertaken,

• no comprehensive estate-wide drainage strategy exists, and

• no drainage maintenance records are held for recent years.

I have now asked for further clarification regarding what specific assessment of the drainage network itself has been undertaken even within the Phase II footprint.

For example, while trial holes and waterproofing investigations may help identify how water is entering the structure, they do not in themselves explain how the condition or performance of the drainage runs has been assessed, nor how confidence has been established that the proposed interventions will provide an effective long-term drainage solution.

Given the scale, cost and disruption associated with the proposed demolition and strip-back works, it seems reasonable that these technical questions should be satisfactorily resolved before irreversible enabling works proceed.

Podium Phase II: Progressing Without a Drainage Strategy?

The City has recently invited residents to a webinar on the Phase 2 podium works (details below).

By way of context, the response to a recent Freedom of Information request confirmed that:

• no estate-wide drainage strategy or modelling has been undertaken, and
• no drainage maintenance records are held for recent years.

Despite this, the City is continuing to progress the Phase 2 works, which are being presented as addressing long-standing drainage issues on the podium.

This is particularly notable given that similar drainage issues, including ponding, blocked drains and surface deterioration, are already visible on the western highwalk following the Phase 1 works.

This raises an obvious question: on what basis is it expected that these works will resolve drainage problems across the estate?

The webinar may be a useful opportunity to ask that question directly.

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Dear Residents,

Following my update on 9 March 2026, I’m writing to invite you to an online webinar to meet the contractor and hear about the enabling works planned for this summer.

While we continue to discharge the pre-commencement planning conditions required for the main works, we are pleased to confirm that Maylim have been appointed as the contractor to commence early enabling works due to start this summer, including the removal of the Yellow Link Building.

Date: Monday 18 May 2026 Time: 18.30 - 19.30

Register: Please click this link to register or contact the project team via info@barbicanprojects.co.uk

In the webinar, Maylim will introduce the team and outline the proposed programme for the enabling works, including phasing, access arrangements, working hours, noise and other key considerations.

This will be followed by a Q&A session so you can ask questions and understand how the works may affect you.

We hope you are able to attend, but don’t worry if you can’t make it. The webinar will be recorded, and the presentation and recording be available on www.barbicanprojects.co.uk afterwards.

If you have any queries on the webinar, please contact the project team via info@barbicanprojects.co.uk or 0800 772 0475.

Kind regards, Dan Sanders, Director of Property and Estate Management - Barbican

Heating Season Ends

 Heating will be going off on schedule.  From the BEO:

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Dear Residents,

We would like to remind residents that the Barbican Estate’s communal heating is scheduled to be switched off tomorrow, in line with the system’s standard seasonal operation.

The heating system typically runs from October through to April each year. This reflects the original design of the estate’s infrastructure and is consistent with guidance provided by the City of London Corporation. As a large, centralised system, it is not designed to respond to short-term changes in weather conditions, including occasional cooler days in spring.

The seasonal operation is intended to work alongside residents’ own supplementary heating arrangements, which form part of the overall approach to maintaining comfort during transitional periods when temperatures can vary.

We recognise that cooler mornings and evenings may still occur at this time of year, and residents may wish to use supplementary heating where needed following the switch-off.

Thank you for your understanding.

BEO enthusiasm for the Podium - Phase 2 works

The Barbican Estate Office is presenting Phase 2 as a major step forward for the podium. I am not persuaded. The real problem on the highwalks is drainage: drains that do not work properly and are not adequately maintained. Yet the proposed works are being promoted as though they will greatly improve conditions on the highwalks. That claim deserves scepticism.

We were told similar things around Phase 1, yet the western highwalk already shows puddles, blocked drains, staining and broken tiles. In practice, the result has been years of disruption followed by an area that looks little better and still suffers from the same underlying defects.

A more sensible approach would be an estate-wide programme of drain repair and maintenance, with local surface repairs where necessary, rather than another costly and disruptive capital project that risks treating the symptoms while leaving the cause in place.

From the BEO:
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Barbican Podium - Phase 2

Dear Residents,

We are very pleased to confirm the Barbican Podium Phase 2 Project has now received approval for funding at the latest Court of Common Council meeitng. This important milestone means the project can now move into the next stage, where a contractor will be formally appointed to carry out the works.

Over the course of this year, we will focus on discharging the necessary pre-planning conditions required before construction can begin. One of the key early activities will be the removal of the Yellow Link Building, currently planned for this summer. In parallel, the project team will work to resolve the remaining contractual and technical matters, with the aim of achieving a Spring 2027 start on site.

As the programme moves into delivery, responsibility for the project will transition to a combined leadership between the Barbican Estate Office (Dan Sanders) and the Barbican Centre (Philippa Simpson), reflecting the significant impact the works will have across both the residential estate and the wider Barbican Renewal programme. This joint approach will help ensure that the needs of residents, the cultural centre, and the estate are considered throughout the project, and that all activity and design is fully coordinated.

This is a very exciting moment for the Barbican. The podium refurbishment represents a once-in-a-generation investment in the long-term future of the estate, helping to protect and enhance one of London's most iconic environments. We are committed to working openly and collaboratively with resident groups across the estate, ensuring clear communication and engagement as the project develops and construction approaches.

A core element of the works is the comprehensive upgrade of the podium drainage system. Addressing long-standing issues with water pooling across the podium is a major priority of the project. The scheme will also incorporate the drainage improvements originally intended as part of Phase 1 podium works but not delivered at that time, ensuring a more robust and resilient drainage network for the future.

Beyond resolving these technical issues, the project will deliver a range of wider benefits for residents and visitors. These include:

Improved drainage and waterproofing, protecting the buildings and facilities located beneath the podium structure and ending the water pooling following rainfall.

Enhanced landscaping and planting, supporting biodiversity and contributing to a greener, more climate-resilient estate.

Long-term protection of the Barbican's heritage, through sensitive refurbishment that respects the estate's Grade II listed status.

Better accessibility and legibility of the podium, making routes and spaces clearer and easier to navigate.

Integration with the wider Barbican Renewal programme, helping to secure the future of the Barbican as a world-leading cultural and residential destination for the next 50 years.

Taken together, these improvements will help ensure that the Barbican podium remains a welcoming, resilient, and vibrant place for residents, visitors, and nature, while safeguarding the estate's unique architectural character for generations to come.

We look forward to continuing to work with residents and stakeholders as the project progresses.

Lease Length and the 80-Year Threshold

From the BEO:


---------- Forwarded message ---------

Dear Leaseholders,
 

I hope you are well and that 2026 has begun positively.

I am writing to Barbican leaseholders to draw attention to an important matter concerning lease length and statutory lease extensions. This information will be most relevant to leaseholders who have not yet extended their leases, though it may not apply in all cases.

Many residential leases at the Barbican expire on or around 1 July 2106, with some variation between blocks. For leases that have not been extended, this means the remaining term will fall below 80 years from early July this year.

Under current leasehold legislation, once a lease has fewer than 80 years remaining, any statutory lease extension is subject to an additional element of premium known as "marriage value" (see the Leasehold Advisory Service definition Marriage value - The Leasehold Advisory Service). The inclusion of marriage value can significantly increase the cost of a lease extension and will usually require a professional valuation.

You may be aware that the Leasehold and Freehold Reform Act 2024 includes provisions to abolish marriage value. However, these provisions have not yet come into force, and there is currently no confirmed timetable for their implementation. Until the law changes, marriage value remains payable where a lease has fallen below the 80-year threshold.

While the City of London Corporation is unable to advise individual leaseholders, we wish to ensure that residents are fully informed. Leaseholders who have not yet extended their leases may therefore wish to consider beginning the statutory lease extension process before July this year. Serving the required statutory notice before a lease drops below 80 years would mean that marriage value does not apply under the current legal framework.

If you would like general information about the lease extension process, including the procedural steps involved, please contact: 

dccs-beo-servicecharges@cityoflondon.gov.uk

We recognise that the current uncertainty surrounding future legislative reform is unhelpful, and we will continue to monitor developments and keep leaseholders informed.

Our aim is always to support Barbican leaseholders by providing timely and transparent information, enabling leaseholders to make informed decisions.

Bulky Waste Collections - the rules

The BEO asks that we dispose of large items as described here:

https://www.cityoflondon.gov.uk/services/waste-and-recycling/household-waste-and-recycling/reuse-and-recycle/bulky-item-collection

Letter from the BEO:

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Bulky Waste Collections

Dear Residents,

We'd like to remind everyone about the process for arranging bulky waste collections.

Recently, there have been a few instances where large and/or inappropriate items have been left in communal areas/car park without going through the proper collection channels.

We completely understand that disposing of larger items can be inconvenient at times, and our aim is always to make things as straightforward as possible. However, when bulky waste is not managed correctly, the estate management team is left with no choice but to arrange additional collections. Because this is an additional external service, the cost is then recharged back to the service charge – something we want to avoid. Wherever possible we do attempt to recharge offenders directly but identifying this behaviour accurately can be very difficult.

To help prevent this, please ensure that all bulky waste collections are arranged through the appropriate channels, details of which can be found on our website Bulky item collection - City of London. By following this route, we can ensure that collections are carried out efficiently, fairly, and without unnecessary additional costs for everyone.

For the avoidance of doubt, the scheduled bulk waste collections on Monday and Thursday are free of charge. This issue relates to inappropriate waste left in communal areas or car parks not collectable under the guidelines.

Thank you for your cooperation and for helping us to keep our building clean, safe, and cost-effective.

BEO - Maintenance Contract Termination

From the BEO:
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Dear Residents,

It is with some disappointment that I must inform you that Chigwell, our newly appointed repairs and maintenance contractor for the Barbican Estate, has served formal notice to terminate their contract after just three months of operation. The contractor has cited concerns over the profitability of the contract as the reason for this action.

We are currently working with the City of London's legal team to review the notice in detail and respond formally. Nonetheless, from both a practical and operational standpoint, the contract will ultimately need to conclude.

Please be assured that officers from the Barbican Estate Office, in collaboration with Procurement and City Solicitor colleagues, have already convened and are actively working on robust business continuity plans. These plans aim to ensure the uninterrupted delivery of services to residents and include exploring longer-term strategic options for the delivery of this service.

A full business case, setting out all potential options for delivering the repairs & maintenance function along with a clear recommendation, will be produced for consideration at the earliest appropriate opportunity and is our firm priority.

We have provided an accompanying FAQ sheet with this note and will continue to keep residents closely informed as the situation develops.

FAQ Sheet – Barbican Repairs & Maintenance
 

1. Why is Chigwell withdrawing from the contract so soon after starting?
 

Chigwell has cited concerns about the commercial viability of the contract and do not believe it is financially sustainable for them. We are disappointed by this decision, especially given the rigour and transparency of our tender documentation and the short duration of the contract. We are reviewing how this situation arose and will reflect on this as part of our business case for future delivery.
 

2. Will my repairs still be completed during the notice period?

Yes. Chigwell remains contractually responsible for delivering the service during the notice period, and we expect them to continue fulfilling their obligations. We will continue to closely monitor performance to ensure standards are maintained.

3. How long is the notice period, and when will Chigwell stop working on the estate?

We will provide a timeline for Chigwell's exit as soon as it is confirmed, the contractual notice period is 6 months. 

 

4. Is there a risk of a gap in service once Chigwell leaves?

We are doing everything possible to avoid any service disruption. A cross-departmental team is actively working on a detailed business continuity plan to ensure there is no gap in service during the notice period.  

 

5. Will the services provided by the roofing contractor (Elkins) be affected by this. 

Following conversations, we are confident Elkins' service will remain unaffected by this situation.
 

6. What are the options being considered for the future delivery of repairs and maintenance?

A full business case including a range of options is being developed and will be considered by elected Members of the Corporation.


7. Will leaseholders be consulted or involved in deciding how the service is delivered going forward

While the immediate focus is ensuring continuity, leaseholders (including Freeholders in Wallside) will have the opportunity to feed into the longer-term delivery solutions for this critical service. Once options are more defined, we will share updates and, where appropriate, seek input from leaseholders. The final business case and recommendation will be presented to the Residents Consultation Committee and then formally taken for decision to the Barbican Residential Committee at the earliest opportunity. 

8. Chigwell also won the Housing Revenue Account(HRA) contract to deliver repairs & maintenance across the Corporations Social Housing developments – Is this impacted?

Chigwell have confirmed they do not have the same commercial concerns on the HRA contract. Officers are working closely with Chigwell to monitor this contract.

Spring BEO Progress Report

 From the BEO:

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Click to read

 

Window Frame Inspections from 17 March

from the BEO:

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Window Frame Inspections from 17 March - Ben Jonson House, Bunyan Court & John Trundle Court

Dear Residents,

As part of our window repair programme external surveys of all the windows of the top floor properties of the above blocks will commence on 17th March 2025. The surveys will involve abseiling to ensure all windows are surveyed and will commence at 09.00 until 17.00, latest each day Monday – Friday weather permitting. I will provide details of which blocks will be surveyed first closer to the 17thMarch. If your windows require any internal repair, please let me know so that I can programme the internal survey of these windows.

Don't flush those wet wipes!

From the BEO:

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Please consider what you flush
 

Unfortunately this week has seen another pipe blockage occur on the estate. As you can imagine these incidents are very unpleasant and stressful for both the residents affected and the staff who work to rectify the issue.

Please consider what you are flushing down your toilets, wipes are one of the biggest causes of blockages in pipes, and go on to cause flooding on the estate.

Wipes are often labelled as ‘flushable’, but regardless of any claims on packaging, wipes should never be flushed down the toilet as they are not compatible with our plumbing system. We kindly request that you, your guests, subtenants, or private cleaners refrain from flushing them down the toilet.

Our plumbing system, equipped with cast iron pipes, is particularly susceptible to snagging on anything other than toilet paper due to naturally occurring material imperfections which can easily lead to blockages and subsequent issues. The consequences of these blockages extend beyond inconvenience, causing significant distress to our lower floor neighbours and necessitating extensive and costly clean-up efforts by our contractors and staff.

To prevent the risk of future incidents, we urge all residents to ensure wipes are disposed of in bins rather than flushing them down the toilet. This simple action will greatly contribute to maintaining a pleasant living environment and drive down avoidable sewerage repair recharge costs for all residents. Thank you for your cooperation and understanding.

White Cross Street Ramp Closed Thu 21st March

From the BEO:

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Dear Residents,

I am writing to inform you that the ramp on White Cross Street by Staircase 64, Ben Jonson House, will be closed tomorrow (Thursday 21 March), all day, due to repairs taking place on the drains and associated pipework.

There will be barriers in place as well as signs directing to the ramp round the back of Ben Jonson as an alternative.

We apologise for any inconvenience this may cause.

Kind Regards,
Barbican Estate Office

Temporary Window Repairs

From the BEO:

Dear Residents,

Please see attached communication updates from the Barbican Project Manager, Graham Sheret, with regard to temporary window repairs to your three blocks.

This work will start tomorrow, Wednesday 14 February, on John Trundle Court and Bunyan Court. The team intend to complete the temporary repairs within 4 weeks. Please note this work is weather dependant.

Click to read the notice

Top balcony inspections

The Projects Department inform that on Tuesday 9 January from 10:30am, the City of London Project Manager, Graham Sheret will be walking along the top floor balconies of John Trundle Court, Bunyan Court and Ben Jonson House. He will be accompanied by a contractor.

I'd guess they will be looking for leaky doors etc.

Noisy Work Hours amended

From the BEO:

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Noisy Work Hours amended

Barbican Contractors: 9am – 5pm

(Works carried out by our contractors (Metwin etc). They will try to not start before 10am but certain works need a full day to complete and may have to start from 9am). Emergency Works may have to take place outside of these hours.

Residents Private Contractors: 10am-4pm

Alterations in Leaseholders flats. (Please note there is no quiet period) if there are complaints of noisy work starting before 10am or after 4pm please contact the House Officer for your block.


City: 8am – 6pm eg road works, gas, electric water repairs & work not controlled by the Barbican Estate Office.

(Quiet times of 10-12 and 2-4 stipulated)

1st Dec Heating Webinar docs

 In the 2022-12-16 newsletter the BEO gave a link to the notes and slides shown at the 2022-12-01 webinar about the underfloor heating:

Click to read the whole document

Barbican Estate Office : What Matters To You

From the City:
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Dear Residents,

As you will be aware following the recent communication from Paul Murtagh in the News Bulletin and posted on notice boards, Altair has been appointed to undertake an independent review of the services provided to you through the Barbican Estate.

A key aspect of the review is to gain insight into your views. We will be doing this in several ways including holding drop-in sessions and an online survey, so everyone has the opportunity to feed into the review.

If you are not able to make any of the dates below, Altair are also seeking your views through this short survey.

Barbican Independent Review - Resident Survey (office.com)

The closing date for this survey is Sunday 4 December.

On Tuesday 29th November , Julie Leo and Darren Smith, Altair consultants will be at the Barbican Estate to run a series of drop-in sessions, where residents will be able to visit and share their views with us. We have extended the final session to 7.30pm to ensure as many residents as possible have the opportunity to share their views.

Anyone can visit to share their views.

• 10.00am - 11.30am
• 1.30pm - 2.30pm
• 4.00pm – 7.30pm

All drop-in sessions will all take place in the Lilac Room at Barbican Estate Office.