Richard is Group CEO of The Ringley Group; he is an ex MD of Property Management and Board member at both CBRE & Avison Young. Richard is market facing, responsible for strategic partnerships and growth, as well as establishing Ringley's position in the commercial asset and property management arena. Richard's experience spans over 30 years across all UK real estate asset classes, including mixed use development, commercial, surveying, and valuation.
Background
Recent parliamentary speeches and related commentary, including those by MP Danny Beales, have presented inaccurate information about Union Park, Ringley Group, and the role of leaseholders. In line with our commitment to providing complete transparency to residents, stakeholders, and prospective clients, we would like to address the misrepresentations we have seen around Union Park.
Union Park is located at Packet Boat Lane, Uxbridge UB8 2J, and is governed by the resident-owned Management Company (UPMCL, “ManCo”).
Leaseholder Responsibilities under the Leases
Under the terms of the leases at Union Park, UPMCL (“ManCo”) and its Members (leaseholders) have assumed full responsibility for the Landlord’s obligations set out in the leases. Members also carry the obligations through covenants to deal with all or any issues arising from the management and maintenance of the estate. This includes:
- Funding all costs associated with such duties through contributions from leaseholders/members.
- Recovering monies where possible to mitigate Member funding — including but not limited to Warranty Providers, Developers, and other liable parties under law.
We agree that Qualifying Leaseholders may be partially or fully exempt from remediation costs under certain circumstances. However, this exemption does not extend to Members of the ManCo. Should Members need to provide such funding, they will retain the rights of recovery as set out above.
Key Facts
- Ringley was appointed by the resident-owned Management Company (ManCo), not a freeholder.
- We are regulated by RICS (registration no. 0098739) with over 25 years of experience.
- Residents have been formally consulted (3 EGMs in the past year) and receive frequent updates (150+ in 2025 alone).
- Leaseholders direct decisions, but no one has stepped forward to act as ManCo directors.
- Communal boilers were replaced at a cost of £102k due to design and installation defects — not poor maintenance.
- Leaks under floorboards are legally the responsibility of leaseholders; nonetheless, the ManCo has spent £80k on communal leaks this year.
- Our fees remain below market rates, and we hold a 4.7/5 customer rating across Google and Trustpilot.*
- MP Danny Beales referenced Union Park in parliamentary discussions, which included several factual inaccuracies addressed in this statement.
The reality on site
Underground communal heating pipe leaks due to fatal design and install errors causing oxygen diffusion - the whole heating system has to be replaced
A waking watch in place 24 hours a day due to catastrophic failures in the compartmentation between flats
The balconies are considered dangerous structures as they secured to the outer face of brickwork only
Areas of the site sealed off due to defective balcony structures
Grounds dug up due to underground pipe leaks
Paths dug up to trace leaks
The pipework installed on the communal heating system has been defective from day one, and is failing sporadically everywhere
Fittings and elbows failing due to poor quality of pipes used.
Oxygen diffusion causing early pipe failure to communal heating system
Correcting Misrepresentations
Claim: “Ringley was appointed by a freeholder.”
Truth: Ringley is instructed by the ManCo, a resident-owned company, not a freeholder.
Claim: “Residents face bills of £100,000 from Ringley.”
Truth: Costs totalling £368,000 were billed by the ManCo, following an EGM resolution, to fund expert evidence for a warranty claim. Ringley only acts on instruction.
Claim: “Boilers and leaks have been left unfixed.”
Truth: £102k was raised to install temporary boilers, avoiding £152k annual rental costs. Independent experts confirm the failures are due to design flaws, not maintenance. Leaks remain leaseholder obligations.
Claim: “Ringley charges extortionate fees and has vested interests.”
Truth: Ringley is fully regulated, our fees are below market average, and we hold no ownership or connection to the freeholder.
The Real Issues
The challenges at Union Park do not stem from managing agents, but from systemic issues including:
- Poor build quality and developer insolvency
- Lack of recourse for buildings under 11m/18m
- Failures in building regulation enforcement
- Leaseholder liability for expert costs under recent legislation
Message to Leaseholders
Thank you to those who have supported the ManCo by paying contributions. Sadly, 155 of 253 leaseholders remain in arrears. Without full support, the ManCo cannot continue essential work to protect all leaseholders’ interests.
Independent experts have confirmed serious building defects. With the developer in administration and the freeholder’s position uncertain, leaseholders must act together through the ManCo to move forward. Our next priorities are:
- Pursuing the BLP Warranty Claim to recover costs
- Securing £1.1m from the administrator to build a fighting fund
- Exploring additional legal remedies such as Remediation Orders
We remain committed to assisting leaseholders with financial guidance, liaising with mortgage providers, and maintaining transparency at every stage.
Our Commitment
Ringley Group continues to act in good faith, providing consistent updates, professional guidance, and strategic support to the ManCo and residents. We strongly refute inaccurate claims and remain dedicated to achieving fair outcomes for all Union Park leaseholders.
Richard Williams
Group CEO
Mary-Anne Bowring
Group MD
Thank you for taking the time to read this response, if you would like to discuss any of the above further with a member of the Ringley team, please contact Group MD - Mary-Anne Bowring on md@ringley.co.uk or 0797 4241636, or Group CEO Richard Williams on richard.williams@ringley.co.uk on 07887 825694 .