Communal Repairs Management for Blocks of Flats
Expert communal repairs management that keeps your building safe, well-maintained, and fully compliant, from routine fixes to emergency repairs around the clock.
Communal repairs are the maintenance and repair works carried out to the shared parts of a building that every resident relies on. From a leaking roof and damaged stairwell lighting to a faulty entry system or cracked external render, these are the issues that affect the safety, security, and comfort of everyone living in the block. At Block, our communal repairs management service ensures that every reported fault is logged, assessed, and resolved efficiently, whether it requires an immediate emergency call-out or forms part of a longer-term planned maintenance programme.
Understanding what is a communal repair is straightforward: any repair to the parts of the building that do not belong exclusively to a single flat counts as a communal repair. This includes hallways, stairwells, lobbies, the roof, external walls, shared drainage, communal boiler systems, lifts, lighting in common areas, and external grounds. The cost of these communal repairs is recovered from leaseholders through the service charge, and a competent managing agent will ensure the work is carried out to a high standard at a fair price.
Whether your block is in England, Wales, or Scotland, the principles of communal repairs remain similar, though the legal frameworks differ. In Scotland, the Tenements (Scotland) Act 2004 governs shared responsibilities for communal repairs Scotland properties, while in England and Wales the lease and the Landlord and Tenant Act 1985 set out the obligations. Our team understands these regional differences and manages communal repairs in accordance with the applicable legislation wherever your building is located.
Types of Communal Repairs We Manage
Our communal repairs management service covers the full range of maintenance and repair works that arise in shared areas of a block of flats. The types of communal repairs we handle most frequently include:
Every repair is tracked in our property management system with a full audit trail including photographs, contractor details, costs, and completion dates. This level of documentation supports transparent service charge management and gives leaseholders confidence that their building is being properly maintained.
Who Is Responsible for Communal Repairs?
One of the most common questions in leasehold property is what repairs are leaseholders responsible for and where the freeholder's obligations begin. The answer is found in the lease, but the general principle across most blocks of flats is clear: the freeholder is responsible for maintaining the structure, exterior, and communal parts of the building, while leaseholders are responsible for the interior of their own flats.
In practice, the freeholder appoints a managing agent to carry out these obligations on their behalf. The managing agent arranges and oversees all communal repairs, instructs vetted contractors, manages costs, and reports to leaseholders on the work carried out. At Block, we take this responsibility seriously and ensure every communal repair is handled promptly and to a high standard. For a detailed overview of how responsibilities are shared, see our guide to leaseholder rights.
Under Section 11 of the Landlord and Tenant Act 1985, landlords have a statutory obligation to keep in repair the structure and exterior of the dwelling, as well as installations for the supply of water, gas, electricity, sanitation, and space and water heating. These Section 11 repairing obligations form the legal backbone of communal repairs management in leasehold buildings and ensure that leaseholders and residents are not left living in buildings that fall into disrepair.
Emergency vs Planned Communal Repairs
Communal repairs fall into two broad categories: emergency work that requires an immediate response, and planned work that is scheduled as part of an ongoing maintenance programme. Both are essential to effective building maintenance, and our approach to communal repairs management ensures that neither is neglected.
Emergency communal repairs are those that pose an immediate risk to health, safety, or the building fabric. A burst communal pipe flooding a hallway, a failed entry system leaving the building unsecured, or an electrical fault creating a fire risk all require urgent attention. Our emergency repairs service operates 24 hours a day, 7 days a week, with vetted contractors on standby to attend at short notice. We aim to respond to genuine emergencies within hours, not days.
Planned communal repairs include scheduled works such as decorating cycles, roof overhauls, boiler replacements, and infrastructure upgrades. These works are identified through regular inspections and condition surveys, budgeted for in advance, and carried out at the most appropriate time. Our planned maintenance programme works hand in hand with our reactive maintenance service to ensure every building we manage receives comprehensive care.
A well-balanced approach to communal repairs reduces the number of emergencies, extends the lifespan of building systems, and keeps long-term costs down for leaseholders. Buildings that invest in planned maintenance consistently spend less on reactive call-outs over time.
How Communal Repair Costs Are Recovered
The cost of communal repairs is recovered from leaseholders through the annual service charge. Each leaseholder contributes a proportion of the total maintenance costs based on the formula set out in their lease, which is typically calculated by the size or value of their flat relative to the whole building. This means every leaseholder shares in the cost of maintaining the communal areas that they all benefit from.
We manage communal repairs expenditure by obtaining competitive quotes from vetted contractors, ensuring work is properly scoped before it begins, and inspecting completed repairs to verify quality. Every cost is documented and included in the annual service charge accounts, giving leaseholders full visibility of how their money is spent. For major works above the qualifying threshold, the Section 20 consultation process is followed to give leaseholders the opportunity to comment and nominate contractors.
A well-funded reserve fund is one of the most effective ways to manage the financial impact of communal repairs, particularly larger planned works. We advise all buildings we manage to maintain an adequate reserve to smooth out costs over time and avoid sudden, large demands on leaseholders. For a detailed discussion of your building's communal repair needs, please get in touch or call us on 0161 371 7190.
Our Approach to Communal Repairs Management
At Block, communal repairs management is a core part of the service we provide to every building. Our approach is built on clear processes, reliable contractor networks, and transparent communication with leaseholders and residents. When a communal repair is reported, we follow a structured process:
- Issue reported via phone, email, or online portal and logged immediately
- Fault assessed and categorised by urgency - emergency, urgent, or routine
- Appropriate vetted contractor instructed with a clear scope of work
- Resident and leaseholder kept informed of progress and timescales
- Work completed, inspected, and signed off by our property manager
- Full record maintained for service charge transparency and audit purposes
We work with a panel of vetted, insured contractors covering all trades including plumbing, electrical, roofing, glazing, decorating, and specialist building works. This means we can respond to virtually any type of communal repair without delay. Our property managers regularly inspect every building to identify emerging issues before they develop into costly problems, reducing the overall volume of reactive maintenance required.
For further information about our wider maintenance services, visit our building maintenance page or explore our dedicated services for planned maintenance, reactive maintenance, and emergency repairs.
Frequently Asked Questions About Communal Repairs
What is a communal repair?
A communal repair is any repair carried out to the shared parts of a building that are used by all residents rather than belonging to an individual flat. This includes work to hallways, stairwells, entrance lobbies, communal roofs, shared plumbing and drainage, external walls, communal lighting, lifts, entry systems, and shared gardens or car parks. The cost of communal repairs is typically recovered from leaseholders through the service charge, as the freeholder or managing agent is responsible for keeping these areas in good repair under the terms of the lease.
Who is responsible for communal area repairs?
The freeholder or their appointed managing agent is responsible for arranging and overseeing repairs to communal areas in a block of flats. This obligation is set out in the lease and typically covers the structure, exterior, and all shared parts of the building. In blocks managed by a Right to Manage company or residents' management company, the directors take on this responsibility and usually appoint a professional managing agent to handle day-to-day repairs. The cost of communal repairs is recovered from leaseholders through the service charge.
What repairs are leaseholders responsible for?
Leaseholders are generally responsible for repairs within their own demised premises, which means the interior of their individual flat. This typically includes internal walls, flooring, kitchen and bathroom fittings, internal plumbing from the point it enters the flat, internal wiring, windows (in some leases), and any fixtures or improvements they have installed. Repairs to the building structure, roof, communal areas, shared services, and external walls are the responsibility of the freeholder or managing agent and are funded through the service charge. The exact split of responsibilities is defined in each lease, so leaseholders should check their specific lease terms.
How long is it reasonable to wait for communal repairs?
The reasonable timeframe for communal repairs depends on the nature and urgency of the issue. Emergency repairs such as burst pipes, gas leaks, or security breaches should be attended to within 24 hours. Urgent repairs affecting resident comfort or safety, such as a broken entry system or failed communal lighting, should typically be addressed within a few days. Routine communal repairs, such as minor cosmetic damage or non-urgent maintenance, may take several weeks, particularly if quotes need to be obtained or specialist contractors instructed. A competent managing agent will provide clear timescales and keep residents informed throughout.
Can leaseholders challenge the cost of communal repairs?
Yes, leaseholders have the right to challenge service charge costs, including the cost of communal repairs, if they believe the charges are unreasonable. Under the Landlord and Tenant Act 1985, service charges must be reasonably incurred and the work must be carried out to a reasonable standard. Leaseholders can request a summary of costs and inspect invoices. If a dispute cannot be resolved with the managing agent, leaseholders can apply to the First-tier Tribunal (Property Chamber) for a determination on whether the charges are reasonable. For major works exceeding the qualifying threshold, the freeholder must also follow the Section 20 consultation process.
Need Professional Communal Repairs Management?
Get in touch for a free, no-obligation discussion about your building's communal repairs needs. Our team provides fast, transparent communal repairs management you can rely on.