How to Change Your Block
Ready to change block management company or switch managing agent? We have completed over 60 successful transfers and make the process straightforward, with no disruption to your building services or resident experience.
Reasons to Change Your Block
There are many legitimate reasons why leaseholders and directors of residents management companies decide to change block management company. Poor communication, unexplained service charge increases, failure to carry out essential building maintenance, and lack of financial transparency are among the most common complaints. If your current managing agent is not delivering the level of service your building deserves, you are not stuck with them. Changing is your right and the process is more straightforward than most people assume.
On forums such as Leasehold Advisory Service discussions and property community boards, threads like "Can anyone recommend a block management company" and "Can anyone recommend a Management Company for a small block" appear regularly. These conversations highlight a widespread frustration with underperforming agents and a growing awareness that leaseholders have real options when it comes to how to change property management company UK wide.
If any of these issues sound familiar, it may be time to explore your options. At Block, we hear these concerns regularly from buildings that have been let down by their previous agent. Our approach is built on the transparency, communication, and accountability that your building needs. Read our guide to block management complaints for further advice on escalating issues before deciding to switch.
Step-by-Step: How to Change Managing Agent
Understanding how to change managing agent is essential before taking action. The process is governed by the terms of your existing management agreement and can be completed in five clear steps. Whether you are part of a residents management company, an RTM company, or a freeholder-led arrangement, the fundamentals are the same.
Review Your Current Management Agreement
Locate your existing management agreement and read the termination clause carefully. Note the required notice period, the method of service, and any specific conditions. If you cannot find the agreement, request a copy from your current managing agent in writing. This document is the foundation for a valid switch.
Obtain Leaseholder or Director Approval
If you are a residents management company, the directors must formally resolve to terminate the existing agreement and appoint a new agent. This is usually done at a board meeting or, for significant decisions, at a general meeting of members. If you are a freeholder, you can make this decision directly. Document all decisions with written minutes.
Serve Formal Written Notice
Draft and serve a formal termination notice in accordance with the requirements of your management agreement. Send it by recorded delivery to the registered office of the managing agent. Keep a copy of the notice and proof of posting for your records. The notice period begins from the date the notice is received.
Appoint Your New Managing Agent
Once notice has been served, formally appoint your new managing agent. At Block, we provide a clear management agreement setting out our fees, services, and obligations. We then contact the outgoing agent directly to begin the handover process, requesting all financial records, insurance policies, compliance certificates, contractor details, and reserve funds.
Complete the Handover
The outgoing agent is required to transfer all building records and funds. We manage this process diligently, chasing any outstanding items. On the transfer date, we notify all leaseholders, contractors, and insurers. Service charge administration continues seamlessly, and residents experience improved communication from day one.
Right to Manage vs Freeholder-Led Change
The route to change block management company depends on the management structure of your building. Understanding whether you need to exercise the right to manage or can simply instruct a change is fundamental to getting the process right.
Right to Manage (RTM) Route
If the freeholder currently appoints the managing agent and will not agree to a change, leaseholders can exercise the right to manage under the Commonhold and Leasehold Reform Act 2002. This statutory right allows qualifying leaseholders to take over management functions without having to prove fault. Once an RTM company is formed and the claim is successful, the RTM directors gain the authority to appoint and dismiss the managing agent.
The RTM process typically takes three to six months and does not require the consent of the freeholder. It is the most common route for buildings where the freeholder controls the management appointment and can leaseholders change management company becomes a question of exercising statutory rights rather than contractual ones.
Freeholder or RMC-Led Change
If the managing agent is appointed by a residents management company or the freeholder is willing to make a change, the process is more straightforward. The party who holds the management agreement simply serves notice in accordance with the termination clause and appoints a replacement agent.
For RMC-led changes, the directors pass a resolution to terminate the existing agreement and appoint a new managing agent. This is often the quickest route to switch managing agent, as it does not require the formation of a new company or any tribunal process. Many of our clients come to us through this route, having decided their current provider is no longer meeting the building's needs.
Not sure which route applies to your building? We offer a free assessment and will explain your options clearly. If you need to exercise the right to manage, we can guide you through the entire process alongside specialist RTM solicitors.
What to Look For in a New Managing Agent
Choosing the right replacement is just as important as making the decision to change block management company. The wrong choice means repeating the same problems. Here are the key criteria to evaluate when selecting a new managing agent for your building.
Transparent Fee Structure
A reputable agent will provide a clear breakdown of all fees before you commit. There should be no hidden charges, undisclosed commissions on insurance or contractor work, or vague descriptions of services. Ask for a full schedule of fees including any charges for additional services beyond the standard management package.
Industry Accreditation
Look for membership of recognised industry bodies such as ARMA (The Property Institute), RICS, or IRPM. These memberships indicate adherence to professional standards, codes of practice, and complaints procedures. Membership of a government-approved redress scheme is a legal requirement.
Dedicated Property Manager
Your building should have a named, dedicated property manager who knows the building, understands its specific needs, and is your primary point of contact. Avoid firms that rely on generic call centres, rotate managers frequently, or spread one manager across too many buildings.
Clear Communication Practices
Ask about communication frequency, response times, and reporting. Is there an online portal? How quickly do they respond to queries? A good managing agent communicates proactively, providing regular updates rather than waiting for residents to chase them for information.
Detailed Financial Reporting
Request examples of annual accounts and service charge budgets. The best managing agents provide detailed, transparent financial reporting that shows exactly where every pound of service charge money has been spent, with clear budget-to-actual variance analysis.
Client References and Track Record
Ask for references from buildings of a similar size and type. Speaking to existing clients provides valuable insight into day-to-day performance. A managing agent confident in their service quality will have no hesitation in providing references.
For a broader understanding of what professional management involves, read our guide to what is block management. This will help you benchmark any prospective agent against industry best practice.
Our Handover Process When You Switch to Us
At Block, we have refined our handover process through over 60 successful agent transfers. We understand the frustrations that lead buildings to switch managing agent, and we are committed to delivering a noticeably better experience from the very first interaction. Here is how we manage the transition when you choose to change block management company and appoint us.
We begin with a comprehensive building review. Our property manager visits the building, reviews the current property management arrangements, inspects the communal areas and building fabric, and identifies any immediate compliance or maintenance priorities. This gives us a thorough understanding of your building before we take over management. We then prepare a detailed management proposal setting out our fees, the services included, and a clear plan for addressing any issues identified.
Once you approve the proposal, we handle the formal handover. We contact the outgoing agent directly, requesting all financial records, service charge accounts, block insurance policies, compliance certificates, contractor details, and any sinking fund or reserve fund balances. We chase outstanding items diligently and keep you informed of progress with regular updates throughout the notice period.
On the transfer date, we notify all leaseholders with an introduction letter, provide details of their new dedicated property manager, and set up access to our online portal. Contractors and insurers are notified, and service charge administration continues seamlessly under our management. Many of our clients tell us they wish they had made the switch sooner.
Our goal is simple: a transition that is invisible to residents except for the improvement in service quality and communication. No disruption to building maintenance, no gap in block insurance cover, and no confusion over service charge payments.
Frequently Asked Questions About Changing Managing Agent
How do I change my managing agent?
To change your managing agent, start by reviewing your current management agreement to identify the termination clause and required notice period. Serve formal written notice on the existing agent in accordance with the contract terms, using recorded delivery. Once notice has been served, appoint your new managing agent and instruct them to manage the handover process. The new agent will request all financial records, insurance policies, compliance certificates, contractor details, and any reserve or sinking funds from the outgoing manager. At Block, we handle the entire switching process on your behalf, ensuring a seamless transition with no disruption to building services.
Can residents remove a management company?
Yes, residents can remove or change a management company, but the route depends on the management structure of the building. If a residents management company holds the management obligation, the RMC directors can terminate the existing management agreement and appoint a new managing agent. If the freeholder appoints the managing agent, leaseholders may need to exercise the right to manage under the Commonhold and Leasehold Reform Act 2002 or apply to the First-tier Tribunal under Section 24 of the Landlord and Tenant Act 1987 for the appointment of a new manager. In either case, the first step is to review the existing agreement and understand who has the authority to make the change.
How long does it take to switch managing agent?
The time to switch managing agent typically ranges from one to three months, depending on the notice period specified in the existing management agreement. The formal handover process itself usually takes two to four weeks once the outgoing agent has acknowledged the notice. During this period, financial records, insurance documents, compliance certificates, and reserve funds are transferred to the new agent. At Block, we aim to complete every handover within 28 days of the notice period expiring, ensuring no gap in building services or compliance cover.
What notice period is required to change managing agent?
The notice period required to change your managing agent depends entirely on the terms of the existing management agreement. Most agreements specify a notice period of between one and three months, though some older contracts may require six or even twelve months notice. It is essential to read the termination clause carefully before serving notice. If you cannot locate your management agreement, request a copy from your current agent in writing. Failing to comply with the notice requirements could delay the switch or expose the building to additional costs.
Can a freeholder change the managing agent?
Yes, a freeholder can change the managing agent if the freeholder is the party who appointed the agent under the management agreement. The freeholder reviews the termination clause, serves notice in accordance with the contract, and appoints a replacement. However, if the building has a residents management company or a right to manage company, the authority to appoint and dismiss the managing agent rests with the RMC or RTM company directors, not the freeholder. Understanding the management structure of your building is the essential first step.
What should I look for in a new managing agent?
When choosing a new managing agent, look for transparent fees with no hidden charges, membership of recognised industry bodies such as ARMA or RICS, a dedicated named property manager for your building, clear communication practices with regular updates, detailed financial reporting that shows exactly how service charge money is spent, and client references from buildings of a similar size and type. It is also important to ensure the agent has experience managing buildings with a similar structure to yours, whether that is a residents management company, right to manage company, or freeholder-led arrangement.
Ready to Change Your Block?
If your current managing agent is not delivering the service your building deserves, switching to Block is straightforward. We handle the entire transition so you can focus on enjoying a better-managed building.