Switch Your Managing Agent
Unhappy with your current block management company? Switching is easier than you think. We handle the entire transfer process, ensuring a seamless transition with no disruption to building maintenance or resident experience.
How to Change Your Managing Agent
Changing your managing agent is a straightforward process when you understand the steps involved. Many leaseholders and directors of residents management companies assume it is difficult or disruptive, but with the right guidance, the transition can be completed smoothly and efficiently. Here is how to change your block management company in a clear, structured way.
Review Your Current Agreement
Start by locating your existing management agreement and reading the termination clause carefully. Note the required notice period, the method of service for the notice, and any specific conditions that must be met. If you cannot locate the agreement, request a copy from your current managing agent in writing.
Serve Formal Notice
Draft and serve a formal termination notice in accordance with the requirements of your management agreement. The notice should be sent by recorded delivery to the registered office of the managing agent. Keep a copy of the notice and proof of posting for your records.
Appoint Your New Managing Agent
Once notice has been served, formally appoint your new managing agent. At Block, we provide a clear management agreement that sets out our fees, services, and obligations. We then contact the outgoing agent directly to begin the handover process.
Manage the Handover
The outgoing agent is required to transfer all building records, financial accounts, insurance policies, compliance certificates, contractor details, and any reserve or sinking funds held on behalf of the building. We manage this handover process diligently, chasing any outstanding items to ensure a complete transfer.
Seamless Transition
We notify all leaseholders, contractors, and insurers of the management change. Service charge demands are reissued under our administration, and existing maintenance and compliance arrangements continue without interruption. Residents experience a smooth transition with improved communication from day one.
Can Residents Change the Block?
Yes, residents can change the block management company, though the route depends on the management structure of the building. Understanding who has the authority to make the change is the essential first step.
If your building has a residents management company (RMC) or a right to manage company, the directors of that company have the authority to terminate the existing management agreement and appoint a new managing agent. This is typically the most straightforward route, as the directors act on behalf of the leaseholders and can make management decisions directly.
If the managing agent is appointed directly by the freeholder, leaseholders do not have a direct contractual right to change the agent. However, there are several options available. Leaseholders can request that the freeholder appoints a different managing agent, exercise the right to manage to take control of management functions, or apply to the First-tier Tribunal for the appointment of a new manager under Section 24 of the Landlord and Tenant Act 1987 if the current agent is in breach of their obligations.
The Section 24 route is available where the managing agent has failed to manage the building effectively. Common grounds include persistent failure to maintain the building, lack of financial transparency, failure to comply with statutory obligations, or unreasonable service charges. The tribunal can appoint a new manager of its choosing if it is satisfied that the current management arrangements are unsatisfactory.
Whatever route applies to your building, we can advise you on the best approach. Contact us for a free, confidential review of your current management arrangements and we will explain your options clearly.
What to Look For in a New Managing Agent
Choosing the right managing agent is essential to ensuring the problems you have experienced with your current provider are not repeated. Here are the key criteria to evaluate when selecting a new block management company.
Transparent Fees
A reputable managing agent will provide a clear breakdown of all fees before you commit. There should be no hidden charges, undisclosed commissions on insurance or contractor work, or vague descriptions of services included.
Industry Accreditation
Look for membership of recognised industry bodies such as ARMA (Association of Residential Managing Agents), RICS (Royal Institution of Chartered Surveyors), or IRPM (Institute of Residential Property Management). These memberships indicate adherence to professional standards and codes of practice.
Dedicated Property Manager
Your building should have a named, dedicated property manager who knows the building, understands its specific needs, and is your primary point of contact. Avoid firms that rely on generic call centres or rotate managers frequently.
Clear Communication
Ask about communication practices. How frequently will you receive updates? Is there an online portal? How quickly do they respond to queries? A good managing agent communicates proactively rather than waiting for residents to chase them.
Financial Reporting
Request examples of their annual accounts and service charge budgets. The best managing agents provide detailed, transparent financial reporting that shows exactly where every pound of service charge money has been spent.
Client References
Ask for references from buildings of a similar size and type to yours. Speaking to existing clients provides valuable insight into the agent day-to-day performance, responsiveness, and overall quality of service.
Our Hassle-Free Switching Process
At Block, we have managed over 60 successful agent transfers and have refined our switching process to be as smooth and stress-free as possible. We understand the frustrations that drive the decision to switch managing agent, and we are committed to delivering a noticeably better experience from the very first interaction.
When you choose to switch to us, we begin with a comprehensive building review. Our property manager visits the building, reviews the current property management arrangements, inspects the communal areas and building fabric, and identifies any immediate compliance or maintenance priorities. This gives us a thorough understanding of your building before we take over management.
We then prepare a detailed management proposal that sets out our fees, the services included, and a clear plan for addressing any issues identified during the building review. Once you approve the proposal, we handle the formal handover process, chasing the outgoing agent for all records, funds, and documentation. Throughout this period, we keep you informed of progress with regular updates.
On the transfer date, we notify all leaseholders with an introduction letter, provide details of their new dedicated property manager, and set up their access to our online portal. Contractors and insurers are notified, and service charge administration continues seamlessly under our management. Many of our clients tell us they wish they had made the switch sooner.
Our goal is to ensure that the transition is invisible to residents other than the improvement in service quality and communication. No disruption to building maintenance, no gap in block insurance cover, and no confusion over service charge payments.
How to Complain About a Managing Agent
If you are experiencing poor service from your current managing agent, it is important to follow a structured complaints process. This creates a documented record that can support any future action, whether that is changing agent, exercising the right to manage, or applying to the tribunal.
Start by raising your concerns in writing with the managing agent, addressing your correspondence to the director or complaints officer. Be specific about the issues, including dates, details of any communications, and the outcome you are seeking. The managing agent should have a formal complaints procedure and should acknowledge your complaint within a specified timeframe.
If the managing agent fails to resolve your complaint satisfactorily, escalate to their professional body. If the agent is a member of ARMA, RICS, or another industry body, that organisation will have a formal dispute resolution process. Many managing agents are also required to be members of an independent redress scheme such as The Property Ombudsman or the Property Redress Scheme, which provides free, impartial dispute resolution.
For more serious matters, leaseholders can apply to the First-tier Tribunal Property Chamber. The tribunal has the power to determine whether service charges are reasonable, appoint a new manager under Section 24 of the Landlord and Tenant Act 1987, and make other orders relating to the management of the building. Legal advice is recommended before making a tribunal application.
If you are ready to move on from a managing agent who is not meeting your expectations, we offer a free, no-obligation review of your current situation. Call us on 0161 371 7190 or send us a message and we will help you understand your options.
Frequently Asked Questions About Switching Managing Agent
How do I change my managing agent?
To change your managing agent, first review your current management agreement to identify the notice period, which is typically between one and three months. Then serve formal written notice on the existing agent in accordance with the termination clause. Once notice is served, appoint your new managing agent and instruct them to begin the handover process. The new agent will request all financial records, insurance policies, compliance certificates, contractor information, and reserve funds from the outgoing manager. At Block, we manage the entire switching process on your behalf.
Can residents change the block management company?
Yes, residents can change the block management company, but the process depends on who holds the management appointment. If the managing agent is appointed by a residents management company, the RMC directors can terminate the agreement and appoint a new agent. If the managing agent is appointed by the freeholder, residents may need to exercise the right to manage to take control of management decisions. In either case, the first step is to review the existing management agreement and understand who has the authority to make the change.
What notice period is required to change managing agent?
The notice period required to change managing agent depends entirely on the terms of the existing management agreement. Most agreements specify a notice period of between one and three months, though some may require six months or even twelve months notice. It is essential to read the termination clause carefully before serving notice, as failing to comply with the notice requirements could delay the switch or expose the building to additional costs.
What should I do if my managing agent is not responding?
If your managing agent is not responding to communications, first document all attempts to make contact including dates, times, and methods of communication. Then escalate your complaint through the agent formal complaints procedure, which they are required to have in place. If the agent is a member of a professional body such as ARMA or RICS, you can escalate to that body. You also have the right to apply to the First-tier Tribunal Property Chamber if the agent is failing to meet their obligations under the lease.
How long does it take to switch managing agent?
The time to switch managing agent typically ranges from one to three months, depending on the notice period in the existing management agreement. The handover process itself usually takes two to four weeks once the outgoing agent has accepted the notice. During this time, financial records, insurance documents, compliance certificates, and reserve funds are transferred to the new agent. At Block, we aim to make the transition as seamless as possible, with no disruption to building services or resident experience.
Ready to Switch to Better Block Management?
If your current managing agent is not delivering the service your building deserves, switching to Block is straightforward. We handle the entire transition, so you can focus on enjoying a better-managed building.