External Decorations for Blocks of Flats: A Complete Guide
Everything you need to know about external decorations block management programmes. This guide explains what external decorations involve, how cyclical decoration programmes work for an external block of flats, how works are funded through service charges and sinking funds, and the role your managing agent plays in delivering a professional result. Whether you are a leaseholder, freeholder, or RTM director, this guide covers your rights, obligations, and options for keeping your building in excellent condition through well-managed external blockwork and facade maintenance.
What Are External Decorations in Block Management?
External decorations block management refers to the cyclical programme of works carried out to maintain, protect, and restore the exterior surfaces of a block of flats. These works form a critical part of the freeholder's obligation to keep the building in good repair and are typically managed by a professional managing agent on behalf of the freeholder or a residents' management company. The scope of external decorations is broad, covering every element of the building's exterior that requires periodic treatment to prevent deterioration and maintain the building's appearance.
The most common elements addressed in an external block decoration programme include painting of all external timber such as window frames, doors, fascias, and soffits; repair and redecoration of rendered surfaces and masonry; cladding repair and treatment where applicable; balcony maintenance including concrete repair, waterproofing, and railing redecoration; external joinery repairs to ensure the building envelope remains weather-tight; and cleaning of external surfaces including pressure washing of brickwork, stone, and concrete. For buildings with significant external blockwork, the programme may also include repointing of mortar joints, treatment of efflorescence, and application of protective coatings to exposed masonry.
Understanding what falls within the scope of external decorations is essential for leaseholders, as these works are funded through the service charge. Many leaseholders are surprised by the breadth of works involved, which is why transparency and clear communication from the managing agent are so important. The distinction between external decorations and internal communal decorations is also significant: external works address the building's facade and exterior elements, while internal communal works cover shared spaces such as hallways, stairwells, and lobbies within the building. Both programmes are essential to maintaining the building, but they are typically planned and budgeted separately.
Where an external window replacement block of flats project is required alongside redecoration, a well-organised managing agent will coordinate both programmes to share scaffolding costs and minimise disruption. This integrated approach is a hallmark of professional planned maintenance and ensures that leaseholders receive the best possible value from their service charge contributions.
How External Decoration Programmes Work
A well-managed external decorations block management programme follows a structured, cyclical approach. External redecoration is typically carried out every five to seven years, although the precise cycle depends on the building's location, exposure to weather, the quality of previous work, and the type of substrates and coatings used. Buildings in exposed or coastal locations may require a shorter cycle of four to five years, while sheltered buildings with high-quality coatings may extend to seven years or beyond.
The process begins with a detailed condition survey of the external block surfaces, carried out by the managing agent or an independent surveyor. This survey identifies the current condition of every external element, highlights areas requiring repair before redecoration can proceed, and establishes the scope of the works. Based on the survey findings, a detailed specification is prepared that sets out the preparation methods, primer and undercoat systems, and top coat finishes for every surface. Good specification is critical to achieving a durable result and ensuring that the investment in external decorations delivers value over the full cycle.
Scaffolding represents a significant proportion of the total cost for any external decoration project, particularly on taller blocks. An experienced managing agent will plan scaffold erection and dismantling carefully to ensure contractors have efficient access to all elevations, and will coordinate with any other planned works such as roof repairs or window replacement to avoid the cost of erecting scaffolding twice. Colour schemes are agreed in advance, often in consultation with leaseholders and in accordance with any conservation area or planning restrictions that may apply to the building.
How External Decorations Are Funded
Understanding how external decorations block management programmes are paid for is essential for every leaseholder. The cost of cyclical external decorations is shared between all leaseholders according to the proportions set out in the lease. There are three principal funding mechanisms that a managing agent will use to ensure works are properly financed without placing undue financial pressure on individual residents.
Service Charge Contributions
The annual service charge is the primary vehicle for funding external decoration works. Each leaseholder's contribution is determined by the percentage or proportion set out in their lease. For cyclical decoration programmes, the cost is typically spread over the cycle through annual reserve fund contributions, so that funds are available when the works fall due. This approach avoids sudden large demands on leaseholders and ensures the building's decoration programme can proceed on schedule regardless of individual payment difficulties.
Sinking Fund and Reserve Fund
A sinking fund or reserve fund is a dedicated pot of money that accumulates over time specifically to fund major planned works such as external decorations, roof repairs, and lift modernisation. Regular annual contributions from each leaseholder build a reserve that can be drawn upon when cyclical decoration works are needed. For example, if an external decoration programme for an external block is estimated at thirty thousand pounds and the cycle is six years, annual reserve fund contributions of five thousand pounds are collected so that funds are available when the work is needed. The RICS Service Charge Residential Management Code recommends that all buildings maintain a reserve fund, and this is considered best practice across the property management industry.
Section 20 Consultation Requirements
When the cost of external decoration works exceeds two hundred and fifty pounds per leaseholder, the freeholder or managing agent must follow the statutory Section 20 consultation process before the works can proceed. This three-stage procedure, established under the Landlord and Tenant Act 1985, gives leaseholders the right to be informed about the proposed works, to make written observations, and to nominate contractors they wish to be considered for the project. Failure to consult properly limits the amount recoverable from each leaseholder to two hundred and fifty pounds, regardless of the actual cost. Leaseholders' right to nominate contractors is an important safeguard that ensures competitive pricing and transparency. A professional managing agent will manage the Section 20 process meticulously to protect both leaseholders and the freeholder's ability to recover the full cost through the service charge.
Proactive financial planning through a well-maintained reserve fund is the most effective way to manage external decoration costs. Buildings with a healthy sinking fund can carry out necessary works on schedule without placing sudden large demands on individual leaseholders. If you believe the costs being charged for external decorations are unreasonable, you have the right to challenge them at the First-tier Tribunal. For more detail on how service charges work, see our service charge management guide.
The Managing Agent's Role in External Decorations
A professional managing agent is responsible for every aspect of an external decorations block management programme, from initial planning through to final defects inspection. The quality of your agent's management directly determines the standard of the finished result, the value for money achieved, and the level of disruption to residents during the works. At Block, our approach to managing external decoration projects is built on five key pillars that ensure every building we manage receives a thorough, transparent, and cost-effective programme.
Programme Planning
We develop and maintain a comprehensive cyclical decoration programme for every building we manage. This includes regular condition surveys to assess the state of all external surfaces, forward planning that aligns decoration cycles with other planned maintenance works, and financial forecasting to ensure the sinking fund is adequately funded. Programme planning ensures that decoration works are never reactive or rushed, but are carried out at the optimal time to protect the building and deliver value for leaseholders.
Contractor Procurement
Selecting the right contractor is critical to delivering external decoration works to specification, on time, and within budget. We maintain a vetted panel of approved decorating contractors and obtain competitive tenders for every project. All contractors on our panel are fully insured, hold relevant trade accreditations, and have demonstrated a track record of reliable performance on residential blocks. We evaluate tenders on quality, methodology, and price, and present clear recommendations to leaseholders and directors as part of the Section 20 consultation process.
Quality Control
We carry out regular site inspections throughout the duration of external decoration works to ensure the contractor is following the agreed specification and achieving the required standard. Inspections cover surface preparation, application of each coat, and the overall finish. Any defects or deviations from the specification are identified and addressed immediately, before subsequent coats are applied. This proactive approach to quality control prevents costly remedial work and ensures a durable, professional result across the entire external block.
Progress Reporting
Transparency is fundamental to good block management. We provide regular progress reports to directors and leaseholders on all external decoration activities, including works completed, works scheduled, any issues that have arisen, and financial tracking against the agreed budget. Clear communication ensures that everyone involved in the management of the building has a full understanding of the project's status and that the programme remains on track.
Defects Management
Upon completion of external decoration works, we carry out a detailed snagging inspection of every elevation and element. Any defects identified are recorded and the contractor is required to rectify them within the defects liability period, which typically runs for twelve months from practical completion. We hold a retention sum from the contractor's final payment until all defects have been satisfactorily resolved. This protects leaseholders' interests and ensures that the finished result meets the standard specified at the outset of the project.
If your current managing agent does not operate a structured external decoration programme, or if you are concerned that your building's exterior is deteriorating through neglect, contact us for a free assessment. A building without a proper cyclical decoration programme is at risk of accelerated deterioration, escalating repair costs, and declining property values. For more on the role of a managing agent, visit our managing agent responsibilities page.
Frequently Asked Questions About External Decorations for Blocks of Flats
What does block management include?
Block management includes the full administration and maintenance of a block of flats on behalf of the freeholder or a residents' management company. Services typically cover day-to-day building maintenance, service charge budgeting and collection, insurance arrangement, compliance with health and safety regulations, contractor management, Section 20 consultations for major works, communal cleaning, grounds maintenance, and cyclical programmes such as external decorations and internal communal decorations. A professional block management company coordinates all of these services to protect the building, preserve property values, and ensure leaseholders receive transparent and accountable management of their home.
Can my landlord stop me from decorating?
Your landlord or freeholder can restrict decorating within your flat if the lease contains specific covenants about alterations or decorations. Many leases require leaseholders to obtain written consent before making changes to the interior of their flat, particularly structural alterations or changes that affect the external appearance of the building. However, the external decorations of the building and internal communal areas such as hallways, stairwells, and lobbies are the responsibility of the freeholder or managing agent, not individual leaseholders. These areas are maintained through the service charge as part of a planned cyclical decoration programme managed by the block management company. Leaseholders should not carry out any work to the exterior of the building or communal areas without the freeholder's prior written consent.
Who is the biggest property management company in the UK?
The largest property management companies in the UK by portfolio size include firms such as FirstPort, Rendall and Rittner, and Glide Property Management, each managing tens of thousands of leasehold units across England and Wales. However, the size of a managing agent does not necessarily determine the quality of service delivered to leaseholders. Many leaseholders and RTM directors find that smaller, specialist block management companies provide more responsive, transparent, and personalised service than the largest national operators. When choosing a managing agent for your block, the most important factors are professional accreditation such as RICS or ARMA membership, transparent fee structures, a strong track record of delivering cyclical programmes including external decorations and internal communal decorations, and clear communication with leaseholders and directors.
How much does block management cost?
Block management fees vary depending on the size and complexity of the building, the range of services required, and the location. Typical management fees for a block of flats in England range from eight pounds to fifteen pounds per unit per week, though larger or more complex developments with lifts, concierge services, or extensive communal grounds may attract higher charges. The management fee covers the day-to-day administration of the building including service charge budgeting, contractor management, compliance, and communication with leaseholders. Cyclical works such as external decorations and internal communal decorations are funded separately through the service charge and any reserve or sinking fund contributions. Leaseholders have the right to request a breakdown of all management charges and to challenge fees they consider unreasonable at the First-tier Tribunal.
How often should a rented property be redecorated?
For blocks of flats, external decorations are typically carried out on a cyclical basis every five to seven years, depending on the building's exposure, the type of finishes used, and the condition of existing coatings. Internal communal decorations for shared areas such as hallways, stairwells, and lobbies are usually scheduled on a similar five to seven-year cycle. The precise frequency should be established through regular condition surveys and set out in the building's planned maintenance programme. A shorter cycle may be needed for buildings in exposed or coastal locations, while sheltered buildings with high-quality coatings in good condition may extend to seven years or beyond. Your managing agent should review the decoration cycle after each programme and adjust the schedule based on the results of post-completion inspections.
What is the right to manage a block of flats?
The right to manage is a statutory right under the Commonhold and Leasehold Reform Act 2002 that allows qualifying leaseholders to take over the management of their block of flats without having to prove fault on the part of the existing landlord or manager. To exercise the right to manage, leaseholders must form an RTM company and follow a prescribed notice procedure. Once the RTM company acquires the right, it assumes responsibility for all management functions including arranging external decorations, internal communal decorations, building maintenance, service charge collection, and compliance with health and safety regulations. Most RTM companies appoint a professional block management company to carry out these duties on their behalf, ensuring that cyclical decoration programmes and other planned maintenance works are managed to a professional standard and within budget.
Need an External Decoration Programme for Your Block?
Whether you need a professionally managed external decorations block management programme, want to understand how your external block decoration works will be funded, or are looking for a managing agent to deliver transparent, well-specified external decorations alongside internal communal decorations for your building, Block is here to help. From condition surveys and specification through to Section 20 consultation, contractor procurement, quality control, and defects management, we handle every stage of the process with professionalism and care.