What Is Block Management? A Clear Guide

Landlords

Posted in Dec 09 , 2025

What Is Block Management?

Block management refers to managing daily events like maintenance and legal compliance of a residential building that contains multiple flats. It is different from standard property management, which focuses on individual tenancies, block management, and overlooks all aspects shared by residents.

This includes:

The structure of the building
Communal areas
Gardens and car parks
Fire safety
Service charge budgeting
Health and safety compliance

Who Is Responsible for Block Management?

Landlord

Landlord owns the building and is legally responsible for its safety, structure, and upkeep.

Residents’ Management Company (RMC)

Leaseholders collectively form an RMC to take control of the building’s management.

Right to Manage (RTM) Company

Leaseholders can legally take over management from the freeholder through the RTM process.

Professional Block Management Company

Most blocks appoint a managing agent because the role is complex and time-consuming. Duties include compliance with the Housing Act 2004, Fire Safety (England) Regulations 2022, and Health and Safety at Work Act 1974.

What Does Block Management Include?

Building and Communal Maintenance

Roof and exterior repairs
Cleaning communal areas
Maintaining lifts and gates
Gardening and grounds upkeep
Lighting, corridors, and bin areas
Emergency and planned repairs

Safety and Legal Compliance

Fire risk assessments
Emergency lighting
Smoke and heat alarms in communal areas
Asbestos checks
Electrical safety compliance
Managing fire doors and escape routes

Financial & Service Charge Management

Issuing and collecting service charges
Preparing annual budgets
Managing reserve (sinking) funds
Producing year-end accounts
Ensuring transparency with leaseholders

Insurance & Contractor Management

Buildings insurance
Public liability insurance
Managing repairs
Overseeing contractors and maintenance teams

Block Management vs Property Management

Many owners confuse the two, but there is a clear difference:

Block Management

Focuses on the building and communal areas:

Fire safety
Service charge accounting
Cleaning and maintenance
Structural repairs

Property Management

Focuses on individual flats:

Tenant finding
Rent collection
Tenancy agreements
Repairs inside the flat

How Much Does Block Management Cost?

Costs vary depending on:

Size of the building
Number of flats
Age and condition of the block
Level of services required
Whether lifts, concierge, or extensive grounds are included

Typical ranges across the UK:

£150–£500 per flat, per year for basic blocks
£800–£2,000+ per flat, per year for high-service or modern developments

Why Good Block Management Matters

Professional block management helps increase the property value and resident satisfaction. It ensures:

The building stays legally compliant
Service charges remain fair and transparent
Repairs are handled promptly
Communal areas remain clean and safe
Long-term maintenance planning protects the property’s value

Signs of Poor Block Management

If you notice any of the following, it may be time for a change:

Rising service charges without explanation
Poor communication from managing agents
Slow repairs or ignored maintenance requests
Dirty or neglected communal areas
Safety hazards such as broken lights or damaged fire doors
No clarity on how service charges are being spent

Cribs Estates Block Management Services

Cribs Estates specialises in helping freeholders, RMCs, RTM companies, and landlords by offering:

Clear and transparent service charge budgeting
Regular inspections and fast repair handling
Full fire safety and legal compliance management
24/7 emergency support
Dedicated property managers
Accurate financial reporting and contractor oversight

FAQs About Block Management

Q1: Can Renters challenge unreasonable service charges?
Yes. Renters can challenge charges through the First-tier Tribunal if they believe costs are unfair or poorly managed.

Q2: Do all blocks of flats need a managing agent?
Not legally, but most buildings appoint one because the responsibilities are complex and require professional oversight.

Q3: How often should service charge accounts be provided?
Managing agents should provide annual accounts and regular updates throughout the year for transparency.

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