Emergency Repairs for Blocks of Flats
Rapid, reliable emergency repairs for communal repairs and building-wide emergencies, protecting your residents and your property around the clock.
When a pipe bursts, a gas leak is detected, or an electrical fault leaves a building in darkness, every minute counts. Emergency repairs in a block of flats demand an immediate, coordinated response to protect residents, prevent further damage, and restore safety as quickly as possible. At Block, we provide a 24/7 emergency helpline and a network of vetted contractors ready to respond to urgent situations at any hour of the day or night.
As part of our comprehensive block management services, emergency repairs are fully integrated into our reactive maintenance framework. Whether your building suffers a water leak, a broken entry system, or a lift breakdown, our property managers take immediate control of the situation, dispatch approved contractors, and keep residents informed throughout the process. We understand how stressful emergencies can be for leaseholders, and our goal is to resolve every incident swiftly, safely, and transparently.
What Constitutes an Emergency Repair in a Block of Flats?
Not every maintenance issue qualifies as an emergency. An emergency repair is one that poses an immediate threat to health, safety, or security, or where delay could result in serious damage to the building or its residents' property. Common examples of emergency repairs in a block of flats include:
Issues that are inconvenient but not dangerous, such as a dripping tap or a sticking door, are generally classified as routine or urgent reactive maintenance rather than emergencies. However, our team will always assess each report individually and escalate where necessary to ensure nothing is overlooked.
Our Emergency Response Process
When an emergency is reported, our response is swift and structured. We operate a 24/7 helpline so that residents and site staff can reach us at any time, including weekends and bank holidays. Our emergency repairs process follows a clear sequence designed to minimise risk and restore normality as quickly as possible:
- Immediate triage - our team assesses the severity and nature of the emergency
- Safety first - residents are advised on any immediate action such as isolating water or gas
- Rapid contractor dispatch - approved emergency contractors are mobilised to site
- On-site management - our property managers coordinate the response remotely or attend in person
- Resident communication - updates are provided to affected residents throughout
- Follow-up and documentation - all works are logged, photographed, and reported
We maintain a panel of vetted, insured contractors covering all trades including plumbing, electrical, glazing, locksmithing, roofing, and lift engineering. This means we can respond to virtually any type of emergency without delay. Our managing agent team handles everything from initial report through to completion, so residents do not have to chase contractors or coordinate repairs themselves.
Who Pays for Emergency Repairs?
The cost of emergency repairs to communal areas and the building structure is typically met through the service charge. Most well-managed blocks maintain a reserve fund specifically to cover unexpected communal repairs and emergencies, so that funds are available immediately when urgent work is needed. Where the cost of emergency repairs in a block of flats exceeds the reserve, a supplementary service charge demand may be necessary.
In many cases, the block's buildings insurance policy will cover the cost of emergency repairs resulting from insured events such as flood, storm damage, fire, or escape of water. Our team will assess whether a claim is appropriate and manage the insurance claims process on behalf of leaseholders. For example, if a water leak from a communal pipe causes damage to multiple flats, the buildings insurance may cover both the repair and the resulting damage.
Where an emergency is caused by a fault within an individual flat, the leaseholder of that flat may be responsible for the cost. For instance, if a water leak from an upstairs flat is caused by a failed appliance or internal pipework within the demise, the leaseholder at fault is typically liable for both the repair and any damage caused to neighbouring properties. Our role as managing agent is to establish the facts, coordinate the repair, and advise all parties on their responsibilities.
Freeholder Responsibilities and Preventing Emergencies
Under the terms of most leases, the freeholder has a duty to maintain the structure and exterior of the building, as well as shared services and communal repairs. This includes ensuring that plumbing, electrical systems, fire safety equipment, lifts, and entry systems are kept in good working order. A managing agent appointed by the freeholder carries out these freeholder responsibilities on a day-to-day basis, including responding to emergencies.
The best way to reduce the frequency and severity of emergencies is through a proactive planned maintenance programme. Regular inspections, servicing, and preventative works help identify potential problems before they escalate into costly emergencies. For example, annual boiler servicing can prevent mid-winter heating failures, periodic plumbing inspections can catch corroded pipes before they burst, and routine electrical testing can identify dangerous faults before they cause a fire.
At Block, our approach to building maintenance combines responsive emergency repairs with structured planned maintenance to keep your building safe, compliant, and well maintained. We believe that every pound spent on prevention saves many more in emergency call-out fees and avoidable damage, ultimately reducing costs for leaseholders and protecting the long-term value of the property.
Frequently Asked Questions About Emergency Repairs
What is classed as an emergency repair?
An emergency repair is any issue that poses an immediate risk to the health, safety, or security of residents, or that could cause significant damage to the building if not addressed urgently. Common examples include burst pipes causing flooding, gas leaks, total loss of heating in winter, major electrical faults, broken entry systems leaving the building unsecured, and lift breakdowns trapping residents. These situations require an immediate response, typically within hours rather than days.
Who is responsible for repairs in a block of flats?
The freeholder or their appointed managing agent is typically responsible for arranging and overseeing repairs to the structure and communal areas of a block of flats. This includes the roof, external walls, shared hallways, stairwells, lifts, communal plumbing, and electrical systems. The specific obligations are set out in the lease. Leaseholders are generally responsible for repairs within their own demised premises, while the landlord maintains the building fabric and shared services. The cost of communal repairs is recovered through the service charge.
Who is responsible for a leak in a block of flats?
Responsibility for a leak in a block of flats depends on where the leak originates and what the lease says. If the leak comes from communal pipework or the building structure, the freeholder or managing agent is responsible for the repair and the cost is met through the service charge. If the leak originates from within an individual flat, the leaseholder of that flat is typically responsible. Where a leak from one flat causes damage to another, the leaseholder at fault may be liable for the damage, and the block insurance policy may cover the repair costs depending on the terms of cover.
How long is it reasonable to wait for landlord repairs?
The reasonable timeframe for landlord repairs depends on the severity and nature of the issue. Emergency repairs such as gas leaks, burst pipes, or total loss of heating should be attended to within 24 hours. Urgent repairs that affect comfort but do not pose an immediate danger, such as a partial loss of hot water, should typically be addressed within a few days. Routine repairs and maintenance may take longer, but a reasonable managing agent will provide a clear timeframe and keep residents informed of progress.
Is damp and mould an emergency repair?
Damp and mould are not usually classified as emergency repairs unless they are caused by an active leak or flooding that requires immediate attention. However, persistent damp and mould can pose serious health risks, particularly for vulnerable residents, and should be reported promptly to the managing agent. Under the Homes (Fitness for Human Habitation) Act 2018, landlords have a duty to ensure properties are fit for habitation, which includes addressing damp and mould. A good managing agent will investigate the cause and arrange appropriate remedial works without unnecessary delay.
What is an example of emergency maintenance?
Examples of emergency maintenance in a block of flats include a burst water pipe flooding communal areas or individual flats, a gas leak requiring immediate isolation, a complete electrical failure affecting the building, a broken front door or entry system leaving the building unsecured, a lift breakdown with residents trapped inside, sewage backing up into communal areas, and a roof collapse or severe structural damage following a storm. Each of these situations requires an immediate response to protect residents and prevent further damage to the building.
Need Emergency Repairs for Your Block?
Our 24/7 emergency helpline ensures your building is never without support. Contact us to discuss how our emergency repairs service and block management can protect your property and residents.