Guide to Residential Block Management

Residential block management covers the day-to-day running of a block of flats. That includes organising repairs, handling service charges, and making sure the building meets legal standards.

This guide breaks down what it involves, who’s responsible, and why effective management matters.

What is residential block management?

Residential block management deals with the upkeep and administration of communal areas in a block of flats. That includes shared spaces like hallways, lifts, roofs, and gardens, as well as the finances and legal duties that come with them.

This work is often handled by a professional block management company. Sometimes, it’s the responsibility of a Residential Management Company (RMC), which is a company set up and run by the leaseholders in the block. Directors of an RMC are usually leaseholders themselves, chosen to act on behalf of the other residents.

A block manager acts on behalf of the freeholder, RMC or Right to Manage (RTM) company to keep the building in good order. Their job includes everything from collecting service charges to coordinating repairs and dealing with contractors.

The role of a residential block manager

A residential block manager oversees the day-to-day running of a block of flats. They ensure the building is safe, well-maintained, and compliant with all relevant regulations.

Typical responsibilities include:

  • Arranging repairs and maintenance for communal areas
  • Managing service charge budgets and financial reporting
  • Organising building insurance
  • Ensuring fire safety and health and safety compliance
  • Coordinating cleaning, gardening, and refuse services
  • Responding to issues raised by residents

The exact scope of the role can vary. Larger or more complex developments may need full-time support, while smaller blocks might only need part-time or remote management. Regardless, the aim is the same: to create a clean, secure, and well-managed environment for residents.

Residential block management services

Residential block management involves various services designed to keep a building safe, compliant, and well-maintained. The exact services provided depend on the size and complexity of the block, but typically include:

Maintenance and repairs
Ongoing upkeep of communal areas, including lift servicing, cleaning, managing urgent repairs, and structural works.

Financial management
Preparing budgets, collecting service charges, managing reserve funds, and producing clear financial reports for leaseholders or directors.

Legal and regulatory compliance
Ensuring the building meets all relevant legal obligations, including fire safety, asbestos control, data protection and leasehold law.

Health and safety
Carrying out risk assessments and putting processes in place to meet current health and safety standards across the building.

Benefits of residential block management

Professional block management brings structure, accountability, and expertise to the running of a residential building. Key benefits include:

  • Improved maintenance: Regular checks and planned maintenance help keep the building in good condition. Communal areas stay clean, functional, and well looked after.
  • Faster response times: With a dedicated point of contact, issues can be reported and resolved quickly to minimise disruption for residents.
  • Reduced legal risk: An experienced block manager stays on top of changing regulations and ensures legal requirements are met, which can help to avoid costly mistakes or penalties.
  • Peace of mind: Knowing the building is professionally managed means fewer day-to-day concerns for residents and building owners. Everyone can be confident the essentials are handled.

How does block management work?

Block management typically starts with an initial assessment. A block manager visits the property to understand its condition, layout, and any existing issues. They’ll review current contracts, maintenance records, service charge budgets, and legal compliance.

From there, the block manager creates a tailored management plan based on the building’s specific needs. This sets out the required services, which may include maintenance schedules, financial management, health and safety checks, and contractor arrangements.

Once in place, the block manager oversees day-to-day operations, ensures compliance, and acts as the main point of contact for residents, contractors and directors. Regular reviews help keep things running smoothly and ensure any changes are made swiftly.

What is the difference between block management and property management?

While the terms are sometimes used interchangeably, block management and property management are separate roles with different responsibilities.

Block managers specialise in managing and maintaining buildings containing multiple leasehold units—typically blocks of flats. Their work focuses on the communal areas and shared responsibilities within the building, rather than individual homes.

Property managers have a broader remit. They may manage single-let or multi-let properties, both residential and commercial, and often deal directly with tenants. Their role can include letting, rent collection, tenancy agreements, and property inspections.

In short, block management is about managing the building, while property management is more focused on individual units and tenancies.

What to consider when selecting a residential block manager

Choosing the right block management company is key to the smooth running of any building. A few important factors to consider include:

  • Experience: Look for a company with a proven track record in managing similar buildings. Experience with blocks of the same size and complexity can make a big difference.
  • Reputation: Check reviews, testimonials, and case studies. A good reputation with tenants and resident management companies is a strong sign they’re reliable.
  • Services: Not all block managers offer the same level of support. Make sure their services match your building’s needs, whether that’s full management, financial administration, or compliance oversight.

FAQs

Right to Manage (RTM) allows leaseholders in a block of flats to take over the management of their building. This legal right lets them form an RTM company and take responsibility for services, maintenance and repairs, without needing to buy the freehold.

Blocks can be managed in two main ways: self-management by leaseholders or directors of an RMC, or through a professional block management company. The right option depends on the size of the block, available time, and the level of expertise required.

A block management company looks after the communal areas and shared responsibilities within a building. This includes managing stairwells, lifts, roofing, gardens, and ensuring the property complies with legal and safety regulations.

Disclaimer:

The sole purpose of this article is to provide guidance on the issues covered. This article is not intended to give legal advice, and, accordingly, it should not be relied upon. It should not be regarded as a comprehensive statement of the law and/or market practice in this area. We make no claims as to the completeness or accuracy of the information contained herein or in the links which were live at the date of publication. You should not act upon (or should refrain from acting upon) information in this publication without first seeking specific legal and/or specialist advice. Arthur J. Gallagher Insurance Brokers Limited accepts no liability for any inaccuracy, omission or mistake in this publication, nor will we be responsible for any loss which may be suffered as a result of any person relying on the information contained herein.

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