Sheltered Housing Management
Specialist sheltered housing management for retirement schemes, extra care housing, and sheltered accommodation across the UK. We understand the unique requirements of managing homes for older people and deliver a professional, compassionate block management service that puts residents first.
What Is Sheltered Housing?
Sheltered housing is purpose-built or adapted housing designed for older people, typically aged 55 and over, who want to live independently while benefiting from additional security and on-site support. Sometimes referred to as sheltered accommodation or retirement housing, these schemes usually include self-contained flats or bungalows, communal lounges and gardens, an emergency alarm system, and access to a warden or scheme manager who provides day-to-day oversight of the development.
What is sheltered housing in practical terms? It sits between fully independent mainstream housing and residential care. Residents maintain their own households, prepare their own meals, and manage their own daily lives, but they have the reassurance of knowing that help is available when needed. The communal facilities encourage social interaction, which is vital for wellbeing in later life, and the scheme manager acts as a first point of contact for any concerns.
Sheltered housing for the elderly to rent is commonly provided by housing associations and local authorities, while leasehold sheltered housing is offered by private developers such as Churchill Retirement Living and McCarthy Stone. In both cases, a service charge is payable to cover the cost of communal services, maintenance, and management. Understanding who is entitled to sheltered housing depends on the specific scheme: housing association schemes often have eligibility criteria linked to age, local connection, and housing need, while leasehold schemes are open to anyone who meets the age requirement and can afford to purchase the property.
Sheltered Schemes
Traditional sheltered housing with self-contained flats, a communal lounge, guest suite, laundry room, and either a resident or visiting scheme manager. Suitable for those who are broadly independent.
Retirement Villages
Larger developments offering a wider range of communal amenities such as restaurants, fitness suites, and hobby rooms. Often managed by specialist operators and attracting higher service charges.
Extra Care Housing
Enhanced sheltered accommodation with 24-hour on-site care staff, meals provision, and personal care services. Designed for older people with higher support needs who wish to remain in their own home.
Management Requirements Unique to Sheltered Housing
Managing sheltered housing demands a different skill set and approach compared with mainstream block management. The residents are typically older and may be more vulnerable, the communal facilities are more extensive, and the regulatory and compliance obligations are more demanding. A sheltered housing management company must understand these differences and tailor its service accordingly.
At Block, we recognise that every sheltered housing scheme is different. Some have resident wardens, others rely on visiting scheme managers, and many now operate with a combination of periodic visits and 24-hour alarm monitoring. Our management service is adapted to the specific needs of each scheme, ensuring that residents receive a consistent, high-quality experience regardless of the support model.
Resident Welfare and Safety
- Oversight of warden or scheme manager services and performance
- Emergency alarm system monitoring, testing, and maintenance
- Fire safety compliance including personal emergency evacuation plans (PEEPs)
- Safeguarding awareness and liaison with social services where necessary
- Accessibility audits and adaptations for communal areas
- Regular welfare and wellbeing engagement with residents
Communal Facilities Management
- Communal lounge, kitchen, and laundry upkeep and scheduling
- Guest suite booking and management for visiting family members
- Grounds maintenance including accessible pathways and seating areas
- Communal cleaning to high hygiene standards for vulnerable residents
- Lift maintenance and servicing to ensure reliable access for all floors
- Management of communal heating systems and energy efficiency
Our approach to building maintenance in sheltered housing prioritises swift response times and minimal disruption to residents. We also work closely with specialist providers for fire safety and communal cleaning to ensure every scheme meets the highest standards.
Service Charge Structures in Sheltered Housing
Service charges in sheltered housing are typically higher than in standard residential blocks because of the additional services and facilities that must be funded. The service charge in a sheltered scheme commonly covers the scheme manager or warden salary and associated costs, emergency alarm system monitoring and maintenance, communal area cleaning and utilities, grounds maintenance, building insurance, lift servicing, reserve fund contributions for future major works, and the management fee payable to the block management company.
How much is sheltered housing per month in service charge terms? Monthly charges typically range from 150 to 500 pounds per leaseholder, though schemes with extensive facilities, 24-hour staffing, or those operated by large retirement developers can see charges of 600 pounds or more per month. The level of charge depends on the services provided, the number of units sharing the cost, and the age and condition of the building.
At Block, we bring the same rigorous approach to service charge management in sheltered housing as we do across all our managed properties. Every pound of service charge expenditure is accounted for transparently, budgets are set realistically, and leaseholders receive clear, itemised annual accounts. We regularly benchmark costs against comparable schemes to ensure residents receive value for money.
Typical Service Charge Items
- Scheme manager or warden salary and on-costs
- 24-hour emergency alarm monitoring contract
- Communal electricity, heating, and water
- Communal cleaning and window cleaning
- Grounds maintenance and landscaping
- Lift servicing and maintenance contracts
- Building insurance premium
- Reserve fund contributions for major works
- Management fee
Our Approach to Cost Control
- Competitive tendering for all major contracts
- Annual benchmarking against comparable sheltered schemes
- Transparent budget-setting with leaseholder consultation
- No hidden commissions on insurance or contractor payments
- Proactive reserve fund planning to avoid unexpected demands
- Energy efficiency reviews to reduce communal utility costs
Common Issues in Sheltered Housing Schemes
Sheltered housing residents and leaseholders frequently encounter a number of recurring issues, many of which stem from poor management or a lack of transparency. Problems such as Churchill retirement homes problems and similar complaints about large retirement developers have been widely reported in the media, highlighting concerns around escalating service charges, opaque accounting, and the quality of on-site staff.
The most common issues we see when taking over the management of sheltered housing schemes include excessively high or unjustified service charges with insufficient transparency, poor-quality or reduced scheme manager provision without a corresponding reduction in charges, inadequate maintenance of communal areas and building fabric, lack of consultation with residents on major expenditure decisions, failure to maintain proper reserve funds leading to large unexpected demands, and non-compliance with fire safety and other health and safety obligations.
These issues are not inevitable. With competent, transparent sheltered housing management, every one of these problems can be addressed. At Block Management Company, we are frequently appointed by leaseholders who are dissatisfied with their current managing agent and want a fresh start with a company that prioritises accountability and resident welfare.
Problems We Commonly Resolve
- Opaque service charge accounting and unexplained increases
- Deteriorating scheme manager or warden service quality
- Deferred maintenance causing building deterioration
- Inadequate fire safety and emergency evacuation planning
- Poor communication between managing agent and residents
- Depleted reserve funds and unexpected major works demands
How We Make It Right
- Full service charge audit and transparent rebudgeting
- Review and improvement of scheme manager provision
- Comprehensive building condition survey and maintenance plan
- Fire risk assessment and remediation programme
- Regular resident meetings and clear communication channels
- Long-term reserve fund strategy with realistic annual contributions
Regulatory Framework for Sheltered Housing
Sheltered housing management operates within a complex regulatory framework that combines general leasehold law with additional obligations specific to housing for older and potentially vulnerable people. A competent sheltered housing managing agent must navigate this framework confidently to protect both the residents and the freeholder or management company.
The Landlord and Tenant Act 1985 governs service charge administration and requires that charges are reasonable and properly accounted for. The Commonhold and Leasehold Reform Act 2002 provides leaseholders with the right to challenge unreasonable charges at the First-tier Tribunal and establishes the Section 20 consultation process for major works. The Building Safety Act 2022 introduces enhanced obligations for higher-risk buildings, while the Regulatory Reform (Fire Safety) Order 2005 places specific duties on the responsible person for fire safety in communal areas.
For housing association sheltered housing, additional regulation applies through the Regulator of Social Housing, which sets standards for governance, financial viability, and tenant involvement. Private leasehold schemes are subject to the oversight of the Property Ombudsman and, where the managing agent is a member, the RICS or ARMA (now part of The Property Institute). The Leasehold and Freehold Reform Act 2024 is expected to bring further transparency requirements for service charges and strengthen leaseholder protections across all tenures.
At Block, regulatory compliance is not an afterthought. It is embedded in every aspect of our sheltered housing management service. From fire safety compliance to transparent service charge accounting, we ensure every scheme we manage meets or exceeds its legal obligations. Our team stays current with legislative changes so our clients don't have to.
Our Sheltered Housing Management Expertise
Block brings specialist knowledge and a resident-focused approach to every sheltered housing scheme we manage. We understand that managing sheltered accommodation requires more than standard block management skills. It demands empathy, attention to detail, and a genuine commitment to the wellbeing of older residents.
Our team has extensive experience managing retirement schemes of all sizes, from small sheltered developments of 12 units to larger retirement villages with over 100 properties. We work with freeholders, residents' management companies, and leaseholders who have exercised their right to manage, providing a tailored service that reflects the unique character and needs of each scheme.
Whether you are a freeholder looking for a professional managing agent, a group of leaseholders unhappy with your current sheltered housing management provider, or a housing professional exploring sheltered housing manager jobs and career opportunities in the sector, we welcome the opportunity to discuss how we can help.
What Sets Us Apart
- Dedicated property manager for every sheltered scheme
- Regular site visits and resident engagement sessions
- Transparent, independently audited service charge accounts
- Proactive maintenance planning to protect building value
- Full regulatory compliance management including fire safety
- Scheme manager oversight and performance monitoring
Services for Sheltered Schemes
- Service charge budgeting, collection, and annual accounting
- Scheme manager recruitment, training, and supervision
- Emergency alarm system procurement and monitoring contracts
- Section 20 consultations for major works and long-term agreements
- Building insurance arrangement and claims management
- Health and safety compliance including legionella and asbestos
Looking for sheltered housing near me management support? We provide sheltered housing management services across the UK. Visit our contact page to discuss your scheme's requirements or call us directly for a no-obligation conversation about how we can improve the management of your development.
Frequently Asked Questions About Sheltered Housing
What is the role of a sheltered housing manager?
A sheltered housing manager, also known as a scheme manager or warden, is responsible for the day-to-day oversight of a sheltered housing scheme. Their role includes carrying out welfare checks on residents, managing communal facilities, coordinating maintenance and repairs, liaising with external care providers, responding to emergency alarm calls, organising social activities, and ensuring the scheme operates safely and in compliance with all regulatory requirements. In many modern schemes the resident-facing warden role has been replaced or supplemented by a visiting scheme manager supported by a 24-hour alarm monitoring service.
How does sheltered housing work?
Sheltered housing provides independent living for older people, typically those aged 55 and over, within a purpose-built or converted development that includes communal facilities and some level of on-site or visiting support. Residents occupy their own self-contained flat or bungalow, either as leaseholders who have purchased their property or as tenants renting from a housing association or local authority. A service charge covers the cost of communal services such as the scheme manager, alarm system, communal cleaning, grounds maintenance, building insurance, and contributions to a reserve fund for future major works. Residents live independently but benefit from the security and community that the scheme provides.
What are the disadvantages of sheltered housing?
The main disadvantages of sheltered housing include potentially high service charges that can increase each year, restrictions on pet ownership or property modifications set out in the lease, limited resale value compared with mainstream housing in some areas, the risk of reduced scheme manager hours or service quality if the managing agent cuts costs, potential feelings of isolation if the social community within the scheme is not actively supported, and the fact that sheltered housing does not typically provide personal care, meaning residents whose needs increase significantly may eventually need to move to extra care housing or a care home.
How much is sheltered housing per month?
The monthly cost of sheltered housing varies significantly depending on whether the property is owned or rented, the location, and the level of services provided. For leaseholders, the service charge typically ranges from 150 to 500 pounds per month, covering scheme manager services, alarm monitoring, communal cleaning, grounds maintenance, building insurance, and reserve fund contributions. On top of this, leaseholders may pay ground rent. For tenants renting from a housing association, monthly rent including service charges can range from 400 to 1,200 pounds depending on the area and the size of the property. Council tax, utility bills for the individual flat, and any personal care costs are payable in addition.
Can you be evicted from sheltered housing?
Leaseholders in sheltered housing cannot be evicted in the traditional sense because they own the lease to their property. However, a freeholder could seek forfeiture of the lease through the courts in cases of serious lease breach, such as persistent non-payment of service charges or ground rent, though this is extremely rare and subject to strict legal protections. Tenants renting sheltered accommodation from a housing association or local authority have security of tenure under the Housing Act 1988 or Housing Act 1985 respectively, and can only be evicted through the courts on specific grounds such as rent arrears, anti-social behaviour, or where the landlord needs the property for redevelopment.
Do you have to pay council tax in sheltered housing?
Yes, residents of sheltered housing are generally required to pay council tax on their individual flat or bungalow. However, many sheltered housing properties qualify for a council tax reduction. Properties in band A to band D may receive a discount if the resident is on a low income or receives certain benefits. Some sheltered housing schemes where residents receive a high level of care may be exempt from council tax altogether if they are classed as care homes, but this is uncommon for standard sheltered housing. Residents who live alone are entitled to a 25 percent single person discount. The communal areas of the scheme are not separately liable for council tax as they are covered by the service charge.
Expert Sheltered Housing Management You Can Trust
Whether you manage a single sheltered housing scheme or a portfolio of retirement developments, Block delivers transparent, resident-focused sheltered housing management that protects your investment and improves the lives of your residents. Discover the difference that professional, accountable block management makes to a sheltered scheme.