Regeneration and major works projects

    The Broadway refurbishment project

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    The Broadway refurbishment project

    Questions and answers about the Broadway refurbishment project. This page was updated on 1 November at 11am.

    1. Who is the main contractor for refurbishment and maintenance work at Debden Broadway?

    Mulalley and Co was accepted as the main contractor by Epping Forest District Council at cabinet on 2 September 2024. They will be appointed as the main contractor subject to completion of the consultation process with residential leaseholders ending on Wednesday 20 November.

    2. How much will the overall works cost?

    The Broadway is a major maintenance and refurbishment project. The construction contract has been awarded to Mulalley for £4.8 million.

    Contracts of this size always include additional costs such as design, procurement and management. The overall cost of the project is approximately £5.3 million.

    3. When will the refurbishment works begin and how long will they take?

    The contractor will start their site set up in the week commencing 6 January 2025.

    We anticipate they will start erecting scaffolding in the week commencing 20 January 2025 (If either of the dates change, we will update you nearer the time). The works are scheduled to take approximately 52 weeks.

    4. What work will be carried out?

    The scope of the contract approved by the council includes the following:

    • Roof replacements
    • Window and balcony door replacements
    • Front entrance door replacements
    • Balcony and walkway replacement
    • Concrete and brickwork repairs
    • Bin store upgrades
    • Redecoration of previously painted areas
    • New flooring to communal stair cores
    • Compliance works (fire and electrical)

    5. Why is the work happening?

    The Broadway estate requires external refurbishment and maintenance works to address issues of weather-tightness and security.

    A recent condition survey of the roof by an independent party identified significant failings to the roof coverings recommending full replacement is required in tandem with other external building fabric repairs including window replacements, balcony and walkway repairs and compliance work.

    The works will also include energy efficiency improvements such as enhanced roof insulation and new thermally efficient windows. A medium-term improvement plan will also be provided detailing future energy efficiency upgrades to make the building ready for net zero by 2050.

    6. How much will I be charged?

    Your charge will depend on whether you are a commercial or residential leaseholder. Further differences between residential leaseholder charges will be based on the size and rateable value of each property. Some, but not all, the works listed above will be chargeable to commercial tenants. It will also depend on the terms of your individual lease.

    We will contact each leaseholder individually with a detailed charge.

    The council has calculated individual charges and is contacting all residential and commercial leaseholders with full details in the next few weeks. The council is offering payment arrangements including a 10-year interest free loan and a charge against the property to reduce the impact of the charges and to minimise hardship.

    See question 7 for more information.

    If you are a council tenant renting your property through a social housing tenancy agreement (not a leaseholder), charges for the works will be met through your rent charges and you will not be required to pay an additional amount.

    7. Are all leaseholders being charged the same?

    All commercial leasehold tenants share the same commercial liability for the refurbishment works but the costs will vary depending on the terms of each individual lease.

    Qualis is liaising with the council to ensure the share of costs attributed to each commercial leaseholder are fairly and correctly apportioned in line with the terms of your individual lease.

    All residential leaseholder tenants share the same residential liability for the refurbishment works but the costs will vary depending on the terms of each individual lease.

    See question 6 for more information.

    8. What if I can’t afford to pay?

    No one has to pay the full cost now.

    We understand many of our residential and commercial leaseholders will be worried about a large bill. The welfare and wellbeing of our tenants and leaseholders is our top priority. The improvements to the Broadway are principally for the benefit of those people who live and work here.

    We are putting a range of measures in place to help you manage payments in an affordable and reasonable way.

    If you are worried about repayment, contact us as soon as possible. We will take you through the various options, to see what’s right for you.

    Among the potential options available to residential leaseholders:

    • A 10-year interest-free council loan to help spread payments out
    • A ‘charge’ being made against your property for the amount owed. This amount can then be recovered by the council should you sell your home

    We are also looking at options for commercial tenants including affordable payments over an extended period as part of lease renewal negotiations.

    • Commercial tenants should talk to Qualis
    • Residential leasehold tenants should contact the council

    For more information, we would also encourage you to seek independent reputable advice from organisations such as the Citizens Advice Bureau (CAB).

    No one has to pay now – we are getting on with these works on your behalf.

    If you have a problem – talk to us.

    9. Who can I contact for more information?

    For all questions relating to this project, including residential leaseholder enquiries please contact Epping Forest District Council:

    Leanne Turner, Regeneration and Development Officer:

    For general enquiries relating to commercial leases please contact:

    Kevin Milligan, Qualis Senior Property Manager, Qualis Commercial:

    10. Where can I talk to someone?

    The council will hold local surgeries at the meeting hall in Barrington Close Centre at 7 Barrington Close, Loughton, IG10 2AZ.

    11. Why am I being charged for the cost of maintenance and repairs to the fabric and structure of the building?

    Leasehold tenants do not own the common parts of a building such as the roof, stairwells and main entrance doors. These elements and others such as the windows and external fabric of the building are generally the responsibility of the landlord – in this case the council.

    However, each leaseholder is responsible for contributing towards the cost of repair and maintenance of the overall building. The details of each tenant’s responsibilities are set out in their individual lease.

    Leaseholders are being asked to contribute to the maintenance and repair of the Broadway following a survey which revealed the need for extensive work to the roofs and communal areas. The survey also identified further measures to improve the comfort and energy efficiency of the various properties.

    These works are necessary to guarantee the structural integrity of the buildings in future years.

    12. The roof of my unit does not leak. Do I still need to contribute?

    Yes – the integrity of the whole building depends on maintaining the good conditions of the whole roof and all walkways.

    13. Does the current service charge not cover the cost of this work? Is there a sinking fund to cover the proposed works?

    A sinking fund is a holding account into which leaseholders pay regular contributions, over and above normal repair and maintenance costs. Proceeds of the sinking fund can then be used to pay all or part of larger maintenance and repair bills at future dates.

    Broadway leaseholders do not pay additional money into a sinking fund – the service charge only covers small-scale repair and maintenance. In the future, the council will be considering the introduction of leasehold sinking funds for all its properties. However, it is unlikely any sinking fund would have been sufficient to meet the costs of the large-scale works such as those now required at the Broadway.

    14. How do I know the charge to me is fair?

    The council has obtained professional external advice on the works and the cost.

    If you have any concerns or would feel more comfortable in speaking to an independent professional, you are able to do so. Please note, any costs associated with this approach will be your personal responsibility.

    15. How long will the scaffolding be up?

    The scaffolding will be erected in thirds on the front elevation of each building, starting from the centre and moving outward. The contractor will notify affected stakeholders of the scaffolding schedule and duration.

    16. Will I still have access to my property during the refurbishment?

    Yes, access to your flat or business will be maintained throughout the project. However, there may be short periods when access to specific areas, like balconies, might be restricted for safety reasons. We will notify you in advance of any planned access restrictions.

    17. What will be done to minimize noise and dust during construction?

    Mulalley will be required to follow strict guidelines to minimise noise and dust pollution. This may include using dust sheets, working during specific hours, and providing regular cleaning.

    18. Will parking be affected during the refurbishment?

    Yes – but we will do all we can to mitigate any temporary disruption to parking. We will talk to you about any changes to parking arrangements well in advance.

    19. What security measures will be in place during the construction?

    We will implement a combination of scaffold security measures. We’ll equip it with alarms and secure access points with locking mechanisms. Anti-climb devices and perimeter fencing may be used to create physical barriers.

    20. How will I be kept informed about the progress of the refurbishment?

    We will communicate regularly with residents and businesses through emails, newsletters, and information boards displayed on-site. We will also hold regular surgeries to answer questions and address any concerns.

    21. Will there be any opportunities to recycle or reuse materials during the refurbishment?

    The council is committed to sustainable practices. We will explore ways to recycle or reuse materials wherever possible.

    22. How will the refurbishment project improve the energy efficiency of the building?

    The project includes upgrades like roof insulation and modern new windows to improve energy efficiency. This will not only benefit the environment but also potentially reduce future heating and cooling costs for residents.

    23. Will the refurbishment project benefit the value of my flat?

    We can’t put an exact value on the improvements but modernising buildings with improved energy efficiency and aesthetics are generally considered more desirable and may increase the value of your flat.

    More questions and answers will be added to this list as the project proceeds.

    More information