Communal Garden Maintenance for Blocks of Flats
A comprehensive guide to communal garden maintenance in blocks of flats. Understand who is responsible, what maintenance should include, the rules and etiquette that apply, how garden maintenance is funded through the service charge, and how residents can get involved in improving their shared outdoor spaces. Managed by a professional managing agent on behalf of the freeholder.
Who Is Responsible for Communal Garden Maintenance?
Responsibility for communal garden maintenance in a block of flats depends on the terms of the lease and the management structure in place. In most leasehold arrangements, the freeholder retains ownership of the communal areas, including the garden and grounds, and is responsible for ensuring they are properly maintained. The day-to-day management of garden maintenance is typically delegated to a professional managing agent.
Lease Terms
The lease is the starting point for understanding garden maintenance responsibilities. Most leases for flats within a block include provisions requiring the freeholder to maintain the communal grounds and gardens, with the cost recovered through the service charge. The lease will specify what areas are defined as communal, the standard of maintenance required, and how costs are apportioned between leaseholders. Some leases are very detailed about garden obligations, while others use broad language such as maintaining the grounds "in good and tenantable condition." It is important that leaseholders understand their lease terms so they know what standard of garden maintenance they are entitled to expect.
Freeholder Obligations
The freeholder owns the building and the land on which it stands, including the communal garden. Under the terms of most leases, the freeholder is obligated to maintain the garden and grounds to a reasonable standard. This includes arranging regular lawn care, hedge trimming, planting, path maintenance, and the upkeep of any garden structures such as fences, walls, and lighting. The freeholder funds these works through the service charge collected from leaseholders. If the freeholder neglects the garden, leaseholders can challenge the quality of service through the First-tier Tribunal or exercise their right to manage.
Managing Agent's Role
The managing agent acts on behalf of the freeholder to arrange and oversee all aspects of communal garden maintenance. This includes procuring garden maintenance contractors, agreeing maintenance schedules, monitoring the quality of work, managing budgets, and ensuring the garden is maintained to the standard required by the lease. A good managing agent will carry out regular site inspections, address issues promptly, and ensure that the garden contributes positively to the appearance and value of the block.
Resident Responsibilities
While the freeholder and managing agent are responsible for arranging and funding communal garden maintenance, residents also have a role to play. Leaseholders and tenants are expected to follow communal garden rules, report maintenance issues promptly, avoid causing damage to plants, paths, or structures, and respect the shared nature of the space. Residents should not carry out their own planting, pruning, or alterations to the communal garden without permission from the managing agent, as unauthorised changes can create maintenance problems and disputes with other residents.
Understanding these responsibilities ensures that communal garden maintenance is carried out effectively and that all parties know what is expected of them. For more on how communal spaces are managed, see our communal area management page.
What Does Communal Garden Maintenance Include?
Professional communal garden maintenance covers a wide range of tasks designed to keep the outdoor areas of a block of flats safe, attractive, and well maintained throughout the year. A comprehensive garden maintenance programme managed by a managing agent typically includes the following.
Lawn Care
Regular mowing, edging, aerating, overseeding, and weed treatment to maintain a healthy, attractive lawn throughout the growing season.
Hedge Trimming
Cutting and shaping hedges two to three times per year to maintain neat boundaries and prevent overgrowth onto paths and neighbouring properties.
Planting and Borders
Seasonal planting, weeding, mulching, and border maintenance to keep flower beds and shrub borders looking their best all year round.
Path Maintenance
Sweeping, pressure washing, weed removal from paved areas, and repair of damaged paths, steps, and paving to prevent trip hazards.
Lighting
Maintenance and repair of external garden lighting to ensure safety and security during darker months, including bulb replacement and wiring checks.
Fencing and Boundaries
Repair and replacement of fences, walls, and gates that form the garden boundaries, ensuring security and a well-kept appearance.
Seasonal Tasks
Leaf clearance in autumn, gritting and snow clearance in winter, spring preparation and planting, and summer watering programmes as required.
Tree Management
Pruning, crown reduction, and removal of dead or dangerous trees, with specialist arboricultural work arranged where necessary and tree preservation orders checked.
A well-managed communal garden enhances the kerb appeal and property values within a block, creates a pleasant environment for residents, and reduces the risk of health and safety issues. For more on how we manage garden and grounds maintenance, visit our communal garden maintenance service page.
Communal Garden Rules and Etiquette
Clear rules and good etiquette are essential for ensuring that a communal garden is enjoyed by all residents without conflict or damage. Rules may be set out in the lease, in a supplementary resident handbook, or in correspondence from the managing agent. The following are common rules and considerations in blocks of flats.
Common Rules
Most communal garden rules focus on preventing damage, nuisance, and conflict between residents. Typical rules include keeping noise to a reasonable level, not leaving litter or personal belongings in the garden, keeping the garden tidy after use, not picking flowers or removing plants, and respecting any designated quiet hours. These rules are designed to ensure the garden remains a pleasant shared space for everyone.
Lease Restrictions
The lease may contain specific restrictions relating to the communal garden. These can include prohibitions on altering the garden layout, erecting structures such as sheds or greenhouses, hanging washing lines, or using the garden for business purposes. Leaseholders must comply with these lease terms, and the managing agent is responsible for enforcing them. Breach of lease terms can lead to formal action by the freeholder.
BBQs, Storage, and Personalisation
Barbecues are one of the most common sources of dispute in communal gardens. Some leases prohibit them entirely, while others permit portable barbecues in designated areas. The managing agent will usually set out the position for each block. Storing personal items in the communal garden, such as bicycles, furniture, children's toys, or garden equipment, is generally not permitted as it creates clutter, trip hazards, and disputes about who is responsible for damage or theft. Personalising areas of the communal garden by planting flowers, installing ornaments, or creating personal seating areas is usually not allowed without express permission, as it can lead to territorial behaviour and inconsistency in the garden's appearance.
Children's Play and Pets
Children's play in communal gardens is generally allowed, but may be subject to reasonable restrictions to protect the garden and other residents' enjoyment. Ball games, trampolines, and paddling pools may be restricted in some blocks. Pet owners are typically required to keep dogs on leads in the communal garden, clean up after their pets, and ensure that animals do not damage plants, borders, or lawns. Some leases restrict or prohibit pet ownership entirely, which affects garden use.
Enforcement
Enforcing communal garden rules is the responsibility of the managing agent, acting on behalf of the freeholder. When a breach is identified, the managing agent will normally write to the resident concerned, explaining the rule, requesting compliance, and setting a reasonable timescale. Persistent or serious breaches may be escalated through the lease enforcement process, which can ultimately involve forfeiture proceedings in the most extreme cases. Residents who experience issues with other residents' behaviour in the garden should report the matter to the managing agent rather than attempting to resolve disputes directly.
Well-communicated, consistently enforced rules help create a communal garden that all residents can enjoy. For more on how communal spaces are managed, see our communal area management page.
Costs and Service Charge Funding
Communal garden maintenance is funded through the service charge paid by leaseholders. Understanding how garden costs are budgeted, apportioned, and accounted for is important for leaseholders who want to ensure they are receiving value for money.
Garden Maintenance in the Service Charge
Garden and grounds maintenance is a standard line item in most service charge budgets. The managing agent will obtain quotes from garden maintenance contractors, agree a specification and schedule of works, and include the anticipated annual cost in the service charge budget. Leaseholders contribute to this cost according to the proportions set out in their lease. The actual expenditure is reconciled against the budget at year-end, and any surplus or deficit is carried forward to the following year's accounts.
Typical Costs
The cost of communal garden maintenance varies significantly depending on the size of the garden, the complexity of the planting, the number of visits required, and the geographic location of the block. For a small block with a modest garden, annual garden maintenance costs may be in the range of one thousand to three thousand pounds. Larger blocks with extensive grounds, mature trees, and complex planting schemes may pay five thousand to fifteen thousand pounds or more per year. These costs cover routine maintenance only; major landscaping projects, tree surgery, and boundary repairs are typically budgeted separately or funded through the reserve fund.
Contractor Procurement
A professional managing agent will procure garden maintenance contractors through a competitive tendering process to ensure value for money. This involves obtaining at least two or three quotes from reputable contractors, comparing specifications and prices, checking references and insurance, and recommending the best option to the freeholder or residents' management company. Contracts are typically reviewed annually to ensure they remain competitive and that the contractor is delivering the agreed standard of service.
Value for Money
Leaseholders have a right to expect that service charge expenditure on garden maintenance is reasonable and that the work is carried out to a proper standard. The managing agent should be able to demonstrate that contractors have been competitively procured, that the maintenance schedule is appropriate for the garden, and that the work is regularly inspected. If leaseholders believe that garden maintenance costs are unreasonable or that the work is not being carried out properly, they can raise the matter with the managing agent, or ultimately challenge the service charge at the First-tier Tribunal. For more on service charge rights, see our service charge management page.
Improving Your Communal Garden
A well-maintained communal garden adds significant value to a block of flats and improves the quality of life for residents. Beyond routine maintenance, there are many ways to enhance and improve communal outdoor spaces. Here is how residents and managing agents can work together to create a better garden.
Resident Involvement
Resident involvement is one of the most effective ways to improve a communal garden. Forming a garden committee, organising community planting days, and providing feedback to the managing agent on what improvements residents would like to see all help to build a sense of ownership and community. Many blocks find that residents are willing to volunteer time for light gardening tasks, which can supplement the work of professional contractors and reduce costs.
Planting Schemes
A professional planting scheme designed by a qualified horticulturalist or landscape designer can transform a tired communal garden. Schemes that use a mix of evergreen structure planting, seasonal colour, and low-maintenance ground cover provide year-round interest while keeping ongoing maintenance costs manageable. The managing agent can arrange for a landscape designer to prepare a planting plan and obtain quotes for implementation.
Section 20 for Major Landscaping
If a major garden improvement project is proposed that will cost more than two hundred and fifty pounds per leaseholder, the managing agent must follow the Section 20 consultation process before the work can proceed. This statutory process requires the managing agent to notify leaseholders of the proposed works, invite observations, obtain competitive tenders, and give leaseholders the opportunity to comment on the proposed contractor before the work is commissioned. The Section 20 process ensures transparency and protects leaseholders from excessive charges for major landscaping projects.
Biodiversity
There is growing interest in incorporating biodiversity measures into communal garden management. Simple steps such as planting pollinator-friendly flowers, installing bird boxes, creating wildflower areas, and reducing the use of pesticides can significantly increase the ecological value of a communal garden. These measures are often low cost and can be implemented without major changes to the existing maintenance programme. Managing agents can advise on biodiversity improvements that are compatible with the overall garden management plan.
Funding Options
Garden improvements can be funded in several ways. Routine enhancements may be accommodated within the existing service charge budget. Larger projects can be funded from the reserve or sinking fund if sufficient funds are available. Where the reserve fund is insufficient, a special levy or increased service charge contributions may be required, subject to the terms of the lease. For very large projects, the managing agent may explore external funding options such as community grants, local authority greening schemes, or partnerships with environmental organisations. For details on how planned works are funded, see our planned maintenance guide.
Frequently Asked Questions About Communal Garden Maintenance
Who pays for communal garden maintenance in a block of flats?
Communal garden maintenance in a block of flats is typically funded through the service charge paid by all leaseholders. The lease will usually include garden and grounds maintenance as a recoverable service charge item. The freeholder or their managing agent is responsible for arranging and overseeing the maintenance, and the costs are apportioned among leaseholders according to the terms of the lease. In some blocks, all leaseholders pay an equal share, while in others the proportion may be based on flat size or other factors specified in the lease. If your block has a residents' management company or right to manage company, the directors will oversee garden maintenance budgets and contractor appointments on behalf of all leaseholders.
Can residents use the communal garden in a block of flats?
Whether residents can use the communal garden depends on the terms of the lease and any rules set by the freeholder, managing agent, or residents' management company. In most blocks of flats, the communal garden is a shared amenity that all residents are entitled to enjoy, provided they follow any rules or restrictions that apply. Some leases grant leaseholders and their occupiers a right to use the garden for quiet recreation, while others may restrict certain activities such as barbecues, ball games, or the storage of personal items. Tenants should check their tenancy agreement and any communal rules that have been issued by the managing agent. If the lease is silent on garden use, the freeholder or managing agent can set reasonable rules to ensure the garden is enjoyed by all residents without causing nuisance or damage.
What rules apply to communal gardens in blocks of flats?
Communal garden rules in blocks of flats are typically established by the freeholder, managing agent, or residents' management company to ensure the garden is well maintained and enjoyed by all residents. Common rules include restrictions on barbecues, bonfires, and open fires; prohibitions on storing personal items such as bicycles, furniture, or rubbish in the garden; requirements to clean up after pets; limits on noise and antisocial behaviour; restrictions on planting, digging, or altering the garden layout without permission; and rules about children's play equipment and activities. These rules are usually communicated to residents through a resident handbook, notice boards, or correspondence from the managing agent. Enforcement is the responsibility of the managing agent, who may write to residents in breach of the rules and, in serious or persistent cases, take further action in accordance with the lease terms.
How can residents suggest improvements to the communal garden?
Residents who wish to suggest improvements to the communal garden should raise the matter with the managing agent or the directors of the residents' management company. Many managing agents welcome constructive suggestions and will consider proposals that enhance the garden for the benefit of all residents. The best approach is to put suggestions in writing, outlining the proposed improvement, the expected benefits, and an indication of likely cost. If the improvement involves significant expenditure, it may need to be discussed at a general meeting and, if the cost exceeds the statutory threshold, a Section 20 consultation process will be required before the work can proceed. Resident involvement in garden improvements is encouraged as it builds community spirit and ensures the garden meets the needs of those who use it most.
How often should a communal garden be maintained?
The frequency of communal garden maintenance depends on the size and complexity of the garden, the planting scheme, and the time of year. As a general guide, lawn mowing is typically carried out fortnightly during the growing season from March to October, with less frequent cuts during the winter months. Hedge trimming is usually done two to three times per year. Seasonal planting, weeding, and border maintenance may be carried out monthly or more frequently depending on the standard required. Path sweeping, leaf clearance, and general tidying are often scheduled weekly or fortnightly. A professional managing agent will agree a detailed maintenance schedule with the garden contractor, tailored to the specific needs of the block, and will monitor the contractor's performance through regular site inspections.
What should I do if the communal garden is neglected?
If the communal garden in your block of flats is being neglected, you should first report the issue to the managing agent in writing, describing the specific problems such as overgrown lawns, untrimmed hedges, litter, or damaged paths. The managing agent has a duty to ensure that services funded through the service charge, including garden maintenance, are delivered to a reasonable standard. If the managing agent does not respond or the situation does not improve, you can raise the matter with the directors of the residents' management company, or at the next annual general meeting. Leaseholders also have the right to challenge unreasonable service charges at the First-tier Tribunal if they are paying for garden maintenance that is not being carried out. In severe cases, the right to manage process allows leaseholders to take over management of the block, including garden maintenance, without proving fault on the part of the current manager.
Professional Communal Garden Management for Your Block
Whether you need help with communal garden maintenance, want to improve the outdoor spaces at your block of flats, or are looking for a managing agent that takes garden maintenance seriously, Block is here to help. We manage blocks of all sizes across England and Wales, ensuring that communal areas are maintained to the highest standard. Our approach covers everything from routine grounds care to major landscaping projects managed through the service charge and Section 20 consultation process.