Building Maintenance Management
Comprehensive building maintenance for blocks of flats, from planned preventative programmes to 24/7 emergency repairs response. We keep your building safe, well-maintained, and compliant through proactive care and a trusted network of vetted contractors.
What Does Building Maintenance Include?
Building maintenance management encompasses every aspect of keeping a multi-unit property in good working order, from day-to-day repairs and communal cleaning through to long-term capital projects and regulatory compliance. Effective maintenance protects the building fabric, preserves property values, and ensures a safe, comfortable environment for all residents.
At Block, we take a holistic approach to building maintenance that combines regular planned servicing with rapid reactive maintenance response. Our dedicated property management professionals work with a vetted network of contractors to deliver reliable, cost-effective maintenance across every building we manage. With over 127 managed properties, we leverage our buying power to secure competitive rates without compromising on quality.
General Repairs
Plumbing, electrical, joinery, plastering, glazing, and general building repairs for communal areas and the building fabric.
Fire Safety Systems
Fire alarm testing, emergency lighting checks, fire door inspections, dry riser testing, and fire risk assessment action plans.
Plumbing and Drainage
Communal plumbing maintenance, drain clearance, pump servicing, water tank inspections, and legionella risk management.
Electrical Systems
Communal lighting, electrical installation condition reports, emergency lighting, entry systems, and CCTV maintenance.
External Fabric
Roof repairs, brickwork pointing, external decoration, window maintenance, guttering, and weatherproofing the building envelope.
Communal Services
Communal cleaning, gardening, window cleaning, waste management, carpet care, and general upkeep of all shared areas.
Planned vs Reactive Maintenance
A well-managed building relies on the right balance between planned preventative maintenance and reactive maintenance. Understanding the distinction helps leaseholders appreciate why regular servicing is not just a cost but a long-term investment that reduces expensive emergency repairs call-outs and extends the lifespan of building systems.
Planned Maintenance
Planned maintenance involves scheduling regular inspections, servicing, and renewal works on a cyclical basis. It is the proactive approach that prevents problems before they escalate into costly emergencies.
- Annual boiler and heating system servicing
- Cyclical external redecoration every 5-7 years
- Gutter cleaning and roof inspections twice yearly
- Fire safety system testing and maintenance
- Electrical installation condition reports every 5 years
- Planned lift servicing and statutory inspections
Reactive Maintenance
Reactive maintenance addresses unexpected failures and breakdowns as they occur. While it cannot be eliminated entirely, a strong planned maintenance programme significantly reduces the volume and severity of reactive repairs.
- Burst or leaking pipes in communal areas
- Broken windows, doors, or locks
- Lift breakdowns and entrapments
- Roof leaks and water ingress
- Electrical faults and power failures
- Storm damage and vandalism repairs
Our property managers maintain a detailed planned maintenance schedule for every building, tracked through our block management systems. This schedule is reviewed quarterly and adjusted based on condition surveys, contractor recommendations, and the building's specific needs. The result is fewer emergency repairs call-outs, lower long-term costs, and a building that remains in consistently good condition.
Emergency Repairs for Blocks of Flats
When an emergency strikes, residents need to know that help is available immediately. Whether it is a burst water main flooding the ground floor, a complete power failure affecting the entire building, or a fire safety system malfunction, the speed and quality of the emergency repairs response can make the difference between a minor inconvenience and a major disaster.
Block operates a 24/7 emergency repairs helpline for every building we manage. Our out-of-hours service is staffed by experienced property management professionals, not an automated answering machine, ensuring that emergency calls are assessed by someone who understands block management and can dispatch the right contractor without delay.
Our Emergency Response Standards
Genuine emergencies
Contractor on site within 4 hours
Urgent repairs
Attended within 24 hours
Routine repairs
Scheduled within 5 working days
Planned works
Programmed and communicated in advance
Our network of vetted, insured contractors covers every trade discipline, from plumbers and electricians to locksmiths and specialist fire safety engineers. All contractors are selected for reliability, competence, and value for money, and we regularly review their performance to maintain high standards. Emergency work is reported in full through our service charge accounts, so leaseholders always know what was done and how much it cost.
Lift Maintenance and Servicing
Lifts are one of the most critical and expensive assets in a block of flats. Regular, expert maintenance is essential not only for the safety and convenience of residents but also to comply with the Lifting Operations and Lifting Equipment Regulations 1998 (LOLER). A well-maintained lift operates reliably, breaks down less frequently, and has a significantly longer service life than one that receives only reactive attention.
Block works with specialist lift maintenance contractors to deliver comprehensive servicing programmes for every lift under our management. Our lift building maintenance service includes monthly routine servicing visits, six-monthly thorough examinations by an independent insurance engineer as required by LOLER, 24/7 emergency call-out cover for breakdowns and entrapments, modernisation advice when components reach end of life, and competitive tendering for lift replacement when the time comes.
Lift costs are a significant component of the service charge in buildings with passenger lifts. We ensure that lift maintenance contracts represent good value by regularly benchmarking them against the market and by planning ahead for capital expenditure through the reserve fund, avoiding unexpected large demands on leaseholders when major lift works are required.
Who Is Responsible for Repairs in a Block of Flats?
The division of repair responsibilities in a block of flats is governed by the terms of each individual lease. While the precise details vary from building to building, there is a general pattern that applies to most leasehold management properties in the UK. Understanding who is responsible for what helps prevent disputes and ensures repairs are carried out promptly.
In most cases, the freeholder is responsible for maintaining the structure and exterior of the building, including the roof, external walls, foundations, and communal areas. This responsibility is usually delegated to a managing agent who arranges and supervises the work, funded through the service charge. Leaseholders are typically responsible for the internal maintenance of their own flats, including internal walls, floors, fixtures, and fittings.
Freeholder / Managing Agent Responsibilities
- Building structure: roof, external walls, foundations
- Communal areas: hallways, stairwells, entrance lobbies
- Shared services: lifts, entry systems, communal heating
- External areas: car parks, gardens, pathways
- Building insurance for the structure and common parts
- Fire safety systems and compliance obligations
Leaseholder Responsibilities
- Internal decoration and finishes within the flat
- Plumbing and fixtures within the demised premises
- Kitchen and bathroom fittings and appliances
- Internal doors, flooring, and window furniture
- Contents insurance for personal belongings
- Reporting any damage or defects affecting communal areas
If you are unsure about the repair responsibilities in your building, our leasehold management team can review your lease and provide clear guidance on who is responsible for what. We also help resolve disputes between leaseholders and freeholders where the lease terms are ambiguous or contested.
Frequently Asked Questions About Building Maintenance
Who is responsible for building maintenance in a block of flats?
In a block of flats, the freeholder or the management company (if one exists) is generally responsible for maintaining the structure, exterior, and communal areas of the building. This responsibility is typically delegated to a professional managing agent who arranges and oversees all maintenance work. Individual leaseholders are responsible for the internal maintenance of their own flats, as specified in their lease. The exact division of responsibilities varies depending on the terms of each lease, so it is important to check your specific lease obligations.
What is the difference between planned and reactive maintenance?
Planned maintenance, also called preventative maintenance, involves scheduling regular inspections and servicing to prevent problems before they occur. Examples include annual boiler servicing, gutter cleaning, and exterior redecoration on a cyclical basis. Reactive maintenance refers to repairs carried out in response to unexpected breakdowns or damage, such as a burst pipe, broken window, or lift malfunction. A well-managed building uses a combination of both approaches, with planned maintenance reducing the frequency and cost of reactive repairs over time.
How quickly should emergency repairs be carried out in a block of flats?
Emergency repairs that pose an immediate risk to the safety of residents or the security of the building should be attended to within hours, not days. At Block, our 24/7 emergency helpline ensures that urgent issues such as burst pipes, gas leaks, fire safety system failures, and security breaches are responded to immediately. Our target is to have a contractor on site within 4 hours for genuine emergencies and within 24 hours for urgent but non-emergency repairs.
How often should a block of flats be externally decorated?
Most leases require external decoration of a block of flats on a cyclical basis, typically every five to seven years. The exact interval depends on the type of building, the materials used, the local climate, and the terms of the lease. Regular external decoration protects the building fabric from weather damage, prevents more costly structural repairs, and maintains the appearance and value of the property. A planned approach, with costs budgeted through the service charge reserve fund, avoids sudden large demands on leaseholders.
Do leaseholders have to pay for building maintenance?
Yes, leaseholders contribute to building maintenance costs through their service charge. The lease sets out the leaseholder obligation to pay a proportion of the costs of maintaining the building structure, exterior, and communal areas. These costs are collected by the managing agent as part of the annual service charge budget. For major works exceeding 250 pounds per leaseholder, the managing agent must follow the Section 20 consultation process to give leaseholders the opportunity to comment on the proposed works and costs.
What maintenance records should a managing agent keep?
A managing agent should maintain comprehensive records of all maintenance work carried out on the building, including a maintenance log with dates, descriptions, and costs of all repairs and planned works, copies of all contractor invoices and guarantees, fire risk assessment reports and action plans, records of statutory inspections such as electrical testing and lift servicing, a planned maintenance schedule showing upcoming works, and a condition survey identifying future maintenance needs. At Block, we maintain detailed digital records for every building we manage, ensuring full traceability and accountability.
Need Reliable Building Maintenance Management?
From planned maintenance programmes to 24/7 emergency repairs cover, our block management service delivers proactive building care that reduces costs and keeps residents safe. Get in touch for a free, no-obligation discussion about your building's needs.
info@blockmanagementcompany.com · 274 Manchester Rd, Audenshaw, Manchester M34 5GL