Westminster City Council is set to spend up to £4,470,000 on remedial works at Beachcroft Care Home in Maida Vale, a facility completed in 2020 that is now plagued by leaks and defects. The repairs will address issues in 70 leaking bathrooms and communal areas, which the council attributes to the original contractor's work, as well as damage from a historic flood affecting 11 bathrooms on the lower ground floor.
Costly repairs and resident impact
The proposed sum includes £1,994,000 for fixing the leaking bathrooms and £1,356,000 to rectify flood damage, with the remainder covering professional fees, staff costs, expert support, legal fees, and contingency. The council is currently spending around £800,000 a year on alternative accommodation for residents displaced by the damage. If the plan is approved, residents will be temporarily moved from their rooms so that a new contractor can carry out the work.
A council report stated: “These remedial works will ensure the continued safe delivery of essential care services that support the health, dignity and wellbeing of vulnerable residents, through the effective stewardship of council owned assets, robust governance arrangements and the responsible use of public funds.” The decision will be made by Councillor David Harvey, Cabinet Member for Housing and Regeneration.
Background and contractor dispute
Beachcroft Care Home was built by council-appointed contractor Durkan, with construction completed in 2020. In 2024 and 2025, leaks began appearing in bathrooms, along with defects in wall tiling, toilets, showers, and bathroom flooring, according to the council report. In 2025, three of the worst-affected bathrooms were refurbished, revealing that waterproofing membrane had not been installed in the wet-room shower walls. A joint survey of the remaining 81 bathrooms was then carried out with the original contractor.
Although both parties largely agree on the findings, Durkan believes the works were carried out according to their contract. However, Potter Raper, the council’s appointed Employers Agent, has stated that a waterproof membrane should have been installed in the shower walls. The council is being recommended to carry out the works itself while still investigating its legal position. Durkan declined to comment on the report.
Proposed works and timeline
Logan Construction has been proposed to complete the project. The remedial work on the upper floors is expected to finish by early 2028, while the lower floors should be completed by early 2027. The lower ground floor will be brought back into use first, allowing residents to be decanted into those rooms while the rest of the work is carried out.
The council’s report added: “The ASC and Goldcare teams have reviewed several options for the decanting strategy for the residents due to their vulnerability and specific needs. After review, the ASC and Goldcare teams have concluded that the best option is for all residents to be moved once to the lower ground floor and then return to their original room. This option will minimise potential distress which would have been caused by the options requiring residents to return to different rooms and neighbours they are not used. Individual care needs will be assessed on a case-by-case basis during the moves, and 1:1 support given where required.”
