Residential Block Management Services
Dependable apartment block management that protects your home and your investment. From small conversions to large residential towers, our dedicated property managers deliver transparent service charge administration, proactive maintenance, and full regulatory compliance.
What Is Residential Block Management?
Residential block management is the professional administration of buildings containing multiple residential units, whether purpose-built flats, converted houses, or large apartment developments. It covers every aspect of running a well-maintained building, from collecting service charges and arranging block insurance through to coordinating routine building maintenance and ensuring compliance with fire safety and health and safety legislation.
The role of a residential block management company extends beyond simple caretaking. A competent managing agent acts as the central coordinator between freeholders, leaseholders, tenants, and contractors, bringing professional expertise to financial management, legal compliance, and building maintenance. Without professional oversight, even well-intentioned self-management arrangements can lead to deferred maintenance, non-compliance with statutory obligations, and disputes between residents.
At Block, residential block management is our core specialism. We understand that every building is different, and we tailor our management approach to reflect the size, age, construction type, and specific needs of each development. Whether you are a freeholder looking for a reliable managing agent, a residents management company seeking professional support, or a right to manage company that has recently taken control, we have the systems and expertise to deliver exceptional apartment block management.
Effective residential block management preserves property values, reduces the risk of costly emergency repairs, ensures the building meets all legal requirements, and creates a positive living environment for every resident. It is an investment in the long-term health of the building and the wellbeing of the community within it.
Services for Small and Large Blocks
Many managing agents focus exclusively on large developments, leaving smaller blocks underserved. At Block, we are proud to offer professional managing agents for small blocks of flats with as few as four units, right through to complex residential towers with over 200 apartments. Every building receives the same dedication, professionalism, and attention to detail, regardless of its size.
Small Blocks: 4 to 12 Units
Small blocks of flats, including converted Victorian and Edwardian houses, face the same compliance obligations as larger buildings. Fire risk assessments, electrical testing, block insurance, and proper service charge administration are all essential, yet leaseholders in smaller buildings often lack the time or expertise to manage these responsibilities effectively.
Our tailored packages for small blocks deliver all the essential property management services at a proportionate cost. A dedicated property manager handles building maintenance coordination, compliance monitoring, insurance arrangement, and financial administration, removing the burden from individual leaseholders and eliminating potential neighbour disputes over management decisions.
Medium Blocks: 12 to 50 Units
Medium-sized residential blocks represent the sweet spot where professional block management delivers the greatest value. With enough units to benefit from economies of scale on contractor costs and insurance premiums, but small enough for a truly personal service, these buildings thrive under dedicated management. Our property managers conduct regular site inspections, maintain detailed compliance calendars, and provide quarterly financial reporting as standard.
Large Developments: 50 to 200+ Units
Large residential developments require sophisticated management systems and experienced personnel. Challenges include complex Section 20 consultation processes for major works, substantial service charge budgets, multiple contractor relationships, and the coordination of shared facilities such as gyms, concierge services, and underground car parks.
We deploy dedicated on-site or desk-based property managers for larger developments, supported by our central compliance, finance, and maintenance teams. Our technology platform enables transparent real-time reporting, online service charge payment, and efficient communication with hundreds of leaseholders simultaneously.
How We Manage Your Residential Block
Our residential block management process is built on three principles: transparency in all financial dealings, proactive building maintenance to protect the building, and unwavering compliance with every legal obligation. Here is how we deliver on those principles day in, day out.
Transparent Reporting
Every leaseholder deserves to know exactly where their service charge money goes. We provide detailed annual budgets, quarterly management reports, and fully certified year-end service charge accounts.
- •Itemised service charge budgets with clear explanations
- •Online portal access for real-time financial visibility
- •Annual accounts independently certified by qualified accountants
- •No hidden fees, undisclosed commissions, or surprise charges
Proactive Maintenance
Reactive maintenance is expensive and disruptive. Our planned preventative maintenance programmes identify and address issues before they become costly problems, protecting the building and keeping service charges predictable.
- •Scheduled building maintenance calendars for every building
- •Vetted contractor network delivering quality at competitive rates
- •24/7 emergency response for urgent building maintenance issues
- •Regular site inspections with photographic reports
Full Compliance
Regulatory compliance is non-negotiable. We maintain a comprehensive compliance calendar for every building we manage, ensuring that every statutory obligation is met on time, every time.
- •Fire risk assessments and remediation tracking
- •Electrical installation condition reports (EICR)
- •Legionella risk assessments and water hygiene management
- •Asbestos management surveys and register maintenance
Our approach to block management residential services means you receive regular communication from your dedicated property manager, prompt responses to queries, and a genuine partnership focused on keeping your building in excellent condition. We also facilitate AGMs, handle leaseholder consultations, and ensure that every decision affecting the building is communicated clearly and promptly.
Does a Block of Flats Have to Have a Management Company?
This is one of the most common questions we receive, and the answer depends on the terms of the individual leases and the structure of the freehold. There is no single piece of legislation that requires every block of flats to have a flat management company. However, the practical reality is that most blocks do need professional property management for several important reasons.
Most residential leases impose obligations on the freeholder (or a designated management company) to maintain the structure, exterior, and communal areas of the building, arrange block insurance, and collect service charges to fund those obligations. If the lease contains these provisions, someone must fulfil them, and that responsibility typically falls to a managing agent appointed by the freeholder or a residents management company.
Even where leases are silent on management arrangements, there are compelling practical reasons for appointing a professional manager. Buildings must comply with the Regulatory Reform (Fire Safety) Order 2005, the Health and Safety at Work Act 1974, and a range of other statutory obligations. Without professional oversight, these obligations can easily be overlooked, exposing the responsible person to legal liability and putting residents at risk.
For blocks where leaseholders wish to take direct control of management, the right to manage process allows qualifying leaseholders to form an RTM company and assume management responsibility. Even in these cases, most RTM companies choose to appoint a professional managing agent to handle the day-to-day administration.
In summary, while the law does not mandate a management company for every block, the combination of lease obligations, compliance requirements, and practical convenience means that the vast majority of blocks of flats benefit from, and effectively require, professional residential block management.
Frequently Asked Questions About Residential Block Management
Does a block of flats need a management company?
There is no blanket legal requirement for a block of flats to have a management company, but most leases require one. If the lease includes obligations for the freeholder to maintain communal areas and collect service charges, a managing agent is usually appointed to carry out those duties on a day-to-day basis. Blocks with four or more units almost always benefit from professional management to ensure compliance with fire safety, insurance, and health and safety obligations. Even very small blocks of two or three flats can appoint a managing agent to avoid disputes between neighbours and ensure the building is properly looked after.
How much does residential block management cost?
Residential block management fees typically range from 150 to 500 pounds per unit per year, depending on the number of units, the complexity of the building, and the scope of services required. Smaller blocks with fewer than ten units may attract slightly higher per-unit fees because the fixed administrative costs are spread across fewer leaseholders. At Block, we provide a fully transparent fee proposal before you commit, and our management fee is always clearly shown as a separate line item in the service charge budget. There are no hidden charges or undisclosed commissions.
What is the difference between a managing agent and a residents management company?
A residents management company, or RMC, is a legal entity usually formed by the leaseholders or specified in the lease to hold the responsibility for managing the building. A managing agent is the professional firm that the RMC appoints to carry out the actual day-to-day management. The RMC retains control and decision-making authority through its directors, while the managing agent provides expertise, systems, and resources. Many blocks have both an RMC and a managing agent working together to deliver effective building management.
Can leaseholders choose their own managing agent?
In most cases, the right to appoint a managing agent belongs to the freeholder or the residents management company, depending on who holds the management obligations under the lease. However, leaseholders can exercise the right to manage under the Commonhold and Leasehold Reform Act 2002, which transfers management responsibility to a right to manage company controlled by the leaseholders. Once the RTM company is established, the leaseholders can appoint any managing agent of their choosing. Block supports leaseholders through the entire right to manage process.
What should I look for when choosing a managing agent for flats?
When choosing a managing agent for flats, prioritise transparency in fee structures and financial reporting, membership of a recognised industry body such as ARMA or IRPM, a clear and accessible complaints procedure, and a dedicated property manager rather than a generic call centre. Ask about their approach to service charge budgeting, how frequently they inspect the buildings they manage, and whether they provide an online portal for leaseholders. Check client reviews and request references from buildings of a similar size and type to yours.
Ready for Dedicated Residential Block Management?
Whether you need managing agents for small blocks of flats or a comprehensive management solution for a large apartment development, we deliver residential block management that residents trust. Contact us today for a free, no-obligation quote or find out how to switch managing agent from your current managing agent.