Scaffolding & Access for Block Maintenance Guide
A comprehensive guide to scaffolding, access equipment, and working at height regulations for the maintenance of blocks of flats. Covering types of access equipment, the Working at Height Regulations 2005, CDM Regulations, Section 20 consultation requirements, scaffolding licences, security concerns, and how scaffolding costs are recovered through the service charge.
Types of Access Equipment for Block Maintenance
Maintaining the exterior of a block of flats almost always requires some form of access equipment to allow contractors to work safely at height. The choice of equipment depends on the nature and scale of the works, the height and design of the building, and the surrounding environment. Understanding the options available helps managing agents and directors make informed decisions about cost, programme, and safety when planning major works or routine maintenance.
Traditional Scaffolding
Traditional tube-and-fitting scaffolding remains the most common form of access for substantial works to blocks of flats, including external decorations, roof repairs, and concrete or brickwork remediation. It provides a stable, full-width working platform at every level of the building, allowing multiple trades to work simultaneously. Scaffolding is suited to projects where extensive or prolonged access is needed across the entire facade, but it is the most expensive option and has the greatest impact on residents during the works.
Cherry Pickers and MEWPs
Cherry pickers, also known as mobile elevating work platforms (MEWPs), are hydraulic platforms mounted on a vehicle or trailer that can be positioned to provide access to specific areas of a building. They are ideal for short-duration or localised tasks such as gutter clearance, small pointing repairs, or building surveys. Their main advantage is speed of deployment and lower cost compared to full scaffolding, but they require adequate ground conditions, clear access to the base of the building, and are limited in the reach they can achieve on taller or deeper blocks.
Rope Access
Rope access, or industrial abseiling, involves trained operatives working from ropes anchored at roof level. It is a highly cost-effective method for tasks such as window cleaning, repointing isolated areas, installing bird deterrents, and carrying out condition surveys on tall buildings. Rope access eliminates the need for ground-level equipment and can be deployed quickly with minimal disruption. However, it is only suitable where operatives can work independently and do not require a large working platform or heavy tools.
Mast Climbers
Mast climbers consist of a working platform that travels vertically up one or more masts fixed to the building facade. They are particularly suited to systematic work that progresses across a facade, such as external decorations or render repairs. Mast climbers are generally less expensive than full scaffolding for tall buildings and offer a faster erection and dismantling time. However, they require adequate structural fixings to the building and are less flexible than scaffolding when access is needed to multiple areas simultaneously.
Working at Height Regulations and CDM Duties
All work involving scaffolding and access equipment on a block of flats is governed by health and safety legislation. Two key sets of regulations apply: the Work at Height Regulations 2005 and the Construction (Design and Management) Regulations 2015 (CDM). Managing agents and directors must understand their duties under these regulations to ensure compliance and protect both workers and residents.
Work at Height Regulations 2005
The Work at Height Regulations 2005 require that all work at height is properly planned, supervised, and carried out by competent persons. The regulations apply a hierarchy of control: first, avoid working at height where possible; second, use equipment that prevents falls; and third, use equipment that minimises the distance and consequences of a fall. For scaffolding on blocks of flats, this means that the scaffold structure must be designed and erected to prevent falls, with guard rails, toe boards, and adequate platform widths. Scaffolding must also be inspected before first use, after any alteration, and at regular intervals not exceeding seven days. For further guidance on health and safety obligations, see our health and safety guide.
CDM Regulations 2015
The CDM Regulations 2015 impose duties on clients, designers, and contractors involved in construction projects. Where a managing agent commissions works on behalf of a freeholder or residents' management company, the client duties under CDM apply. These include ensuring that adequate welfare facilities are provided, that a construction phase plan is prepared, and that suitable arrangements are in place for managing the project. For projects involving more than one contractor, a principal designer and principal contractor must be appointed. Managing agents must verify that contractors are competent, that risk assessments and method statements are in place, and that all work is carried out in accordance with the construction phase plan.
Managing Agent Responsibilities
As the party commissioning the works, the managing agent has a responsibility to ensure that the correct health and safety framework is in place. This includes selecting competent contractors, verifying insurance and qualifications, reviewing risk assessments and method statements, and monitoring the works to ensure that safety standards are maintained. Managing agents should also ensure that residents are informed about the works and any safety precautions they need to take, such as keeping windows closed during certain operations or avoiding designated areas around the base of the scaffolding.
Scaffolding Licences and Planning Permissions
Erecting scaffolding on or adjacent to a block of flats often requires licences and permissions from the local authority, particularly where the structure affects the public highway or the building is located in a conservation area.
Public Highway Licences
Where scaffolding is to be erected on, over, or adjacent to a public highway, a scaffolding licence must be obtained from the local highway authority under Section 169 of the Highways Act 1980. This licence permits the temporary obstruction of the highway and typically specifies conditions including lighting requirements, pedestrian protection measures, and the permitted duration of the licence. Failure to obtain the necessary licence can result in prosecution and the removal of the scaffolding by the local authority at the building owner's expense. The scaffolding contractor will usually apply for the licence, but the managing agent should verify that it has been obtained before works commence.
Conservation Area Considerations
In conservation areas, the erection of scaffolding and associated sheeting or netting may require planning permission or listed building consent, particularly where the covering will be in place for an extended period or will materially alter the appearance of the building. Some local authorities also impose specific requirements on the colour and type of sheeting used on scaffolding within conservation areas. Managing agents should check with the local planning authority before erecting scaffolding on a listed building or in a conservation area to ensure compliance with any additional requirements.
Parking and Access Restrictions
The erection and dismantling of scaffolding on a block of flats often requires temporary parking suspensions and road closures to allow delivery vehicles access to the site. Managing agents should coordinate with the scaffolding contractor and the local authority to arrange any necessary traffic management orders or parking bay suspensions well in advance. Residents and neighbours should be notified of any access restrictions and given adequate notice to make alternative parking arrangements.
Section 20 Consultation and Cost Recovery
Scaffolding costs for blocks of flats can be substantial, and in most cases they form part of a larger package of major works that triggers the Section 20 consultation process. Understanding how scaffolding costs are treated within the consultation and service charge framework is essential for both managing agents and leaseholders.
When Section 20 Applies
Under Section 20 of the Landlord and Tenant Act 1985, where the cost of qualifying works exceeds two hundred and fifty pounds per leaseholder, a formal consultation process must be followed before the works are commissioned. Scaffolding is not treated as a separate item for the purposes of the consultation threshold; it forms part of the total cost of the qualifying works. This means that even where the scaffolding element of the cost is modest, the combined cost of scaffolding plus the associated maintenance or repair works will usually exceed the threshold and trigger the full Section 20 consultation process.
Service Charge Recovery
Scaffolding costs are recovered from leaseholders through the service charge in accordance with the apportionment provisions in the lease. Leaseholders should expect to see scaffolding costs clearly itemised within the breakdown of major works expenditure. The costs must be reasonably incurred, and the managing agent should obtain competitive quotations for the scaffolding element of the works, either as part of the overall tender or as a separately tendered item. Leaseholders who believe that scaffolding costs are unreasonable can challenge them through the First-tier Tribunal under Section 27A of the Act.
Cost Reduction Strategies
Managing agents can help reduce scaffolding costs by coordinating multiple work streams to share a single scaffold erection, ensuring that the scaffold design is appropriate for the works required rather than over-specified, negotiating competitive hire rates, and managing the programme to minimise the duration of the scaffold hire. Where only limited areas of the building need attention, alternatives to full scaffolding such as cherry pickers or rope access should be considered. Combining planned maintenance items into a single project can significantly reduce the per-item cost of access.
Security Concerns During Scaffolding Works
The erection of scaffolding on a block of flats introduces significant security risks that must be actively managed throughout the duration of the works. Scaffolding provides a physical means of accessing upper floors, balconies, and windows that would not normally be reachable, making the building vulnerable to unauthorised access and burglary.
Burglary and Unauthorised Access
Insurance industry data consistently shows that buildings with scaffolding in place experience higher rates of burglary and attempted break-ins. Upper-floor flats that are normally secure become accessible via the scaffold, and communal areas such as roof terraces and plant rooms may also be compromised. Managing agents must take proactive steps to mitigate these risks and should advise residents to review their home insurance policies to ensure that cover is maintained while scaffolding is erected.
Recommended Security Measures
Effective security measures during scaffolding works include removing or locking ladder access at ground level outside working hours, installing scaffold alarms that trigger when the structure is climbed, fitting anti-climb panels or rotating bars at the base, and ensuring that site lighting is adequate to deter intruders. Residents should be advised to keep all accessible windows and doors locked, and the managing agent should liaise with the building insurer to confirm that the block insurance policy remains valid while scaffolding is in place.
Scaffolding Inspections and Resident Communication
Proper inspection of scaffolding and clear communication with residents are both essential elements of managing access works on a block of flats. Managing agents must ensure that the scaffold structure is safe at all times and that residents are kept informed throughout the duration of the project.
Inspection Requirements
Under the Work at Height Regulations 2005, scaffolding must be inspected by a competent person before it is first used, after any substantial alteration, after any event likely to have affected its stability (such as high winds), and at intervals not exceeding seven days. Each inspection must be recorded, and the inspection report must be kept on site and made available to the Health and Safety Executive on request. The managing agent should request copies of all inspection reports and should not permit works to commence or continue unless current inspection records are in place.
Communicating with Residents
Residents should be notified well in advance of scaffolding erection, with clear information about the expected programme, the nature of the works, and any impact on their daily lives such as restricted access, noise, or the need to keep windows closed at certain times. Regular updates should be provided throughout the project, and a clear point of contact should be established for residents to raise concerns or report issues. Good communication reduces complaints, builds trust, and ensures that residents cooperate with any security or access measures that need to be followed during the works.
- Notify residents at least two weeks before scaffolding erection with a detailed project overview
- Provide a named contact for queries and a process for reporting concerns or damage
- Issue regular progress updates at fortnightly intervals as a minimum
- Advise residents on security precautions including locking windows and reporting suspicious activity
- Confirm that the building insurance policy covers the period of scaffolding works
- Ensure scaffolding inspection records are maintained and available for review
- Coordinate parking and access arrangements to minimise disruption during erection and dismantling
- Arrange a post-completion inspection to confirm all scaffolding has been fully removed and any making-good is done
Frequently Asked Questions About Scaffolding on Blocks of Flats
Who pays for scaffolding on a block of flats?
The cost of scaffolding on a block of flats is normally recovered from leaseholders through the service charge. Scaffolding is typically erected to facilitate maintenance or repair works to the exterior of the building, and the cost forms part of the overall project expenditure that is recharged to leaseholders in accordance with their lease terms. Each leaseholder contributes a proportion of the total cost, usually determined by the apportionment schedule in their lease. Where the scaffolding is required for major works, the cost will be included in the Section 20 consultation process. If the building has a reserve fund with sufficient balances, the cost may be drawn from existing reserves rather than requiring a separate demand. Managing agents should ensure that scaffolding costs are clearly itemised in any service charge demand so that leaseholders can see what they are paying for.
Does scaffolding on a block of flats require a Section 20 consultation?
Yes, if the total cost of the works including scaffolding exceeds the statutory threshold of two hundred and fifty pounds per leaseholder, the landlord or managing agent must carry out a Section 20 consultation before proceeding. The Section 20 process requires a notice of intention, an opportunity for leaseholders to nominate contractors, the obtaining of at least two estimates, and a notice of estimates before the works are commissioned. If the consultation process is not followed correctly, the landlord may be limited to recovering only two hundred and fifty pounds per leaseholder for the qualifying works unless a dispensation is obtained from the First-tier Tribunal. It is important to note that scaffolding costs are not considered in isolation but as part of the total project cost, so even if the scaffolding element alone is modest, the combined works cost will usually trigger the consultation requirement.
How long can scaffolding stay up on a block of flats?
There is no single legal limit on how long scaffolding can remain erected on a block of flats, but several practical and regulatory factors influence the duration. If the scaffolding is on or over a public highway, the licence issued by the local authority will specify a permitted period, and extensions may need to be applied for if works overrun. Prolonged scaffolding erection increases costs, as hire charges are typically calculated on a weekly basis, and extended hire periods can significantly increase the overall expenditure charged to leaseholders through the service charge. Managing agents should ensure that scaffolding is only in place for the minimum period necessary to complete the works. Unreasonable delays or leaving scaffolding standing while no work is taking place can be challenged by leaseholders as an unreasonably incurred cost. Security risks also increase the longer scaffolding remains erected, so prompt completion of works is in everyone's interest.
What security measures are needed when scaffolding is erected?
When scaffolding is erected on a block of flats, a range of security measures should be implemented to reduce the risk of unauthorised access and burglary. Scaffolding provides an easy route to upper-floor windows and balconies that would not normally be accessible, making the building significantly more vulnerable to break-ins. Common security measures include removing or securing ladders at ground level each evening, installing scaffold alarms that detect movement or vibration on the structure, fitting anti-climb devices such as rotating bars or panels at the base, and ensuring that the scaffolding is boarded or sheeted in a way that limits access. Managing agents should also advise residents to keep windows and doors locked, particularly those that are now accessible from the scaffolding, and should consider whether additional security patrols or CCTV are warranted for the duration of the works.
What are the alternatives to traditional scaffolding for blocks of flats?
There are several alternatives to traditional tube-and-fitting scaffolding that may be suitable depending on the nature and scope of the works. Cherry pickers and mobile elevating work platforms are ideal for localised repairs or inspections where full scaffolding would be disproportionate to the task. Rope access, also known as industrial abseiling, uses trained operatives who work from ropes anchored at roof level and is particularly cost-effective for tasks such as window cleaning, pointing repairs, and gutter clearance on tall buildings. Mast climbers provide a working platform that travels vertically up a mast fixed to the building and are well suited to systematic work across a facade such as external decorations. Each alternative has its own advantages and limitations in terms of cost, suitability, and health and safety requirements. The choice of access method should be determined by a risk assessment that considers the height, duration, scope of works, and the condition of the building.
Who is responsible for scaffolding safety on a block of flats?
Responsibility for scaffolding safety on a block of flats is shared between several parties under the Construction (Design and Management) Regulations 2015. The client, which in most cases is the freeholder or the managing agent acting on behalf of the freeholder, has a duty to ensure that suitable arrangements are in place for managing the project including health and safety. The principal contractor is responsible for the day-to-day management of health and safety on site, including ensuring that the scaffolding is erected, altered, and dismantled by competent persons. The scaffolding contractor must ensure that the structure complies with the Work at Height Regulations 2005 and relevant British Standards, and must carry out regular inspections. Managing agents should verify that all contractors hold appropriate insurance, that scaffolders are trained and hold relevant CISRS cards, and that inspection records are maintained throughout the project. Failure to manage scaffolding safety can result in enforcement action by the Health and Safety Executive.
Need Help Managing Scaffolding and Access Works?
Whether you are planning major works that require scaffolding, need advice on Section 20 consultation for access costs, or want to ensure your building's health and safety obligations are met, Block is here to help. Our experienced team manages scaffolding projects and access works across hundreds of blocks nationwide, ensuring compliance, competitive pricing, and clear communication with residents throughout.