When it rains, Dionne* can sense water seeping through the wall of her bedroom. “I can feel it with my hands, the water coming in from the outside,” she explained.
Since 2010, Dionne has resided in a two-bedroom apartment on the Loughborough Estate in south London and has been reporting issues of mould to the estate management since 2018.
Despite several pleas for assistance, the Loughborough Estate Management Board (LEMB) only dispatched someone to wash away the mould and repaint the wall, a job Dionne now undertakes herself on a regular basis due to the persistent recurrence of mould. The intervention has not resolved the issue. “I often wake up at night coughing, unable to return to sleep because the odor is so overpowering,” she stated.
Dionne is among several residents who shared their grievances with the Observer, expressing that LEMB’s mismanagement has resulted in disarray across the estate, which consists of over 1,000 properties, with persistent issues like dampness, pest infestations, and an unaddressed spillage of raw sewage.
An investigation by the Observer has revealed that in the year leading up to March 2024, LEMB wrote off approximately £375,000 for “celebration gifts” meant for residents and allocated £46,000 for an overseas trip for board members. One of the community centers on the estate was named after the chair of LEMB, while another is leased to a cargo firm. LEMB has described its chair as the “rock of ages” in one of its publications and has made serious accusations against Lambeth council, claiming they attempted to assassinate him—an assertion that the council labels as unfounded.
The Loughborough Estate is a large post-war complex located near Brixton, south London. Three-bedroom flats in the area can be valued at nearly £400,000, and 255 private leaseholders are charged up to £1,800 yearly in service fees to LEMB, while 969 other units cater to council tenants. Although Lambeth council is the landlord, LEMB has operated as the tenant management organisation (TMO) handling daily maintenance and repairs since 1995.
TMOs were established in England and Wales during the 1970s to empower residents to manage their living conditions through community-led groups. Legislative changes in 1994 enabled TMOs to also manage maintenance, repairs, and rent collection. Nevertheless, some TMOs have faced criticism for poor management practices. The advocacy group NoTMO maintains a list of what they deem “rogue” organisations that they believe have been negligent or abused their authority. The report from the Grenfell inquiry in September characterized the TMO for the Grenfell tower, Kensington and Chelsea Tenant Management Organisation, as an “oppressive overlord.”
Local MP Helen Hayes has noted a significant volume of complaints regarding LEMB’s management and is advocating for “proper accountability” for all TMOs across the UK.
During a recent visit by the Observer to the Loughborough Estate, they spotted at least ten refrigerators abandoned in a designated area. Additionally, a slide in a nearby children’s play area was found to be broken. Resident Leah*, a mother of a seven-year-old, recounted a sewage leak that occurred close to the play area last winter.
Nagema Adair, who has resided on the estate for 22 years and has battled mould issues for the past five years, expressed her disillusionment with LEMB. “Living in a council house already puts you at a disadvantage, and to receive this type of treatment makes you feel even lower. It’s a sense of neglect, as if you don’t matter.”
LEMB operates with an annual budget of £3 million and, according to financial statements up to March 2024, has written off £374,151 in costs related to “celebration gifts for residents that will be distributed over the coming years” and incurred an additional £46,390 on a foreign trip “where they discussed various issues impacting LEMB.”
DEMB supplements its income through rents from two community centers located onsite. However, during the Observer’s visit to what LEMB’s website refers to as Community Centre 1, they discovered signage for a Nigerian cargo firm, along with six blue oil drums seemingly stored inside.
Companies House records reveal at least two British firms registered at that address: KJ Cargo/Shipping, which is hailed as “one of the UK’s most reputable International Freight Forwarding companies” on one site, and described as a “wholly owned Nigerian company, with global reach” on its Nigerian website; and MMAC Energy, which claims to focus on “economic recovery and sustainability of Nigeria’s oil and gas resources.” Neither entity responded to requests for comments from the Observer.
A spokesperson for Lambeth council expressed “extreme concern” regarding the reports about the oil barrels, stating, “We have promptly informed the fire brigade and are investigating why these barrels were stored there.” The London fire brigade confirmed it conducted a thorough inspection of the premises, and by the time they arrived, the barrels had already been cleared away.
The second community center on the estate is named after LEMB’s chair, Peter Shorinwa. Shorinwa has held the chair position since 2011 and is referred to in LEMB’s anniversary magazine as the “Rt Hon”, described as a capable leader and fearless, dubbed the “rock of ages” by LEMB.
The conflict between LEMB and Lambeth council stretches back to 2012 when the council revoked LEMB’s control over the estate due to fiscal concerns and alleged violations of the management agreement. LEMB contested these claims, and following arbitration that concluded in 2015 with a settlement, residents voted for LEMB to regain control. All management duties were fully returned to LEMB in 2016.
In 2019, Shorinwa was acquitted of fraud charges at the Inner London crown court following allegations made by Lambeth council.
The 2021 anniversary magazine published by LEMB made numerous sensational claims against Lambeth council, including accusations of attempting to harm Shorinwa. “Lambeth was prepared to take a life… they planned to end [Shorinwa’s] life by staging a vehicular ambush… while he was returning home,” the publication asserted. A spokesperson for the council stated, “These criminal allegations against the council are completely baseless, and we are troubled by the fact they are being made.”
Currently, some residents are aiming to remove LEMB from their management position. Tim Gingell, a resident for over three decades, leads a WhatsApp group named Loughborough Voices, comprising more than 100 members, many of whom advocate for LEMB’s dismissal as estate managers. A much-anticipated continuation ballot, allowing residents to vote on whether to retain the current TMO or redirect management to the council, is overdue. “We want to establish a completely new TMO,” Gingell remarked from his eighth-floor residence. “We desire a transparent, resident-led approach.”
Meanwhile, Gingell is gathering documentation of maintenance deficiencies on the estate, with group members sharing images that appear to depict sewage overflowing into a resident’s bathtub.
In February, Shorinwa sent a letter to all residents accusing Loughborough Voices of “deteriorating our estate” and “creating chaos and dissatisfaction.” The correspondence warned that “anti-social behavior will be met with strong resistance… your identities are known, so cease now… before it’s too late.” In an October letter, Shorinwa alleged that Loughborough Voices exhibited “unhealthy, unacceptable, self-serving, and anti-social behavior.”
Gingell and other members of Loughborough Voices have also received cease and desist letters from LEMB’s lawyers, who claim the group has engaged in “illegal and disruptive activities.” Gingell stated, “I’m too invested now to reconsider. I’m not really intimidated by LEMB.”
A spokesperson for Lambeth council informed the Observer that they are aware of the residents’ concerns and are actively engaged in addressing them through site assessments, performance monitoring, and discussions with residents to ensure their issues are communicated to LEMB for resolution. They added, “We will persist in advocating for improved performance from LEMB.”
MP Hayes conveyed that she receives “an exceptionally high frequency of complaints from residents of the Loughborough Estate, especially considering the estate’s size.” She further noted, “Residents have expressed that they sometimes hesitate to report issues due to concerns about their treatment. Communication from LEMB varies; issues are occasionally addressed, but I have also received some correspondence that is quite rude and defensive.
“It’s crucial that there is appropriate accountability for all TMOs regarding the services they provide to residents, just like councils and housing associations are held accountable.”
Neither Shorinwa nor LEMB responded to multiple requests for comments.
*Some names have been altered.
