If you’re a leaseholder, freeholder, or director of a Residents’ Management Company (RMC), chances are you’ve heard the term block management. But what exactly does it involve? And how do you know if your property is being managed properly?
In this complete guide, we’ll walk you through everything you need to know about block management — from what it includes, how it works, who’s responsible, and how to choose the right managing agent.
Block management refers to the day-to-day and long-term management of the communal areas and shared responsibilities in a residential building. This typically applies to:
Also known as residential property management, it covers everything from maintenance and repairs to service charge collection, legal compliance, and resident communication.
The goal? To ensure the building is safe, well-maintained, and operating smoothly — all while protecting the value of the property.
Responsibility for block management usually falls into one of three categories:
In many buildings, the freeholder is legally responsible for maintaining common areas and ensuring the building is compliant with regulations. They often hire a managing agent to carry this out.
In some developments, leaseholders form a company to take over management responsibilities from the freeholder. The RMC is run by elected directors — usually volunteer residents — who appoint a block management company to handle day-to-day operations.
This is when leaseholders take over management rights from the freeholder through the legal Right to Manage process. The RTM company then becomes responsible for appointing and overseeing a block management provider.
A professional block management company acts on behalf of the freeholder, RMC, or RTM to manage shared responsibilities in the building. Their services typically include:
It’s important to note that block management focuses on shared, communal responsibilities. It does not include:
That said, some block management firms also offer lettings or estate agency services — so it’s worth asking.
Not all managing agents are created equal. A good block management company should:
Red flags include poor communication, unexplained cost increases, unvetted contractors, and slow response times.
Fees vary depending on the size and complexity of the block, but typical block management charges include:
Some companies offer all-inclusive packages, while others may charge separately for each service. Make sure you get a detailed breakdown before signing up.
The managing agent prepares a budget each year estimating the costs of:
These are then divided among leaseholders based on their lease terms — usually as a percentage or based on the size of their flat.
At the end of the year, actual expenses are compared against the budget, and any surplus or shortfall is adjusted accordingly.
Also called a sinking fund, this is money set aside each year to pay for future major works like:
A healthy reserve fund helps prevent large, unexpected bills and keeps the building in good condition long term.
Even in well-managed buildings, issues can arise. Some common complaints include:
If you’re experiencing these, it may be time to review your current provider — or switch managing agents altogether.
Here’s a quick checklist when looking for a new block management provider:
✅ Do they specialise in blocks of your size and type?
✅ Are they local and familiar with your area?
✅ Can they provide references or client testimonials?
✅ Do they have clear pricing with no hidden charges?
✅ Are they regulated by a professional body (e.g. ARMA, IRPM, RICS)?
✅ Do they offer an online portal or digital tools?
✅ Are they transparent, proactive, and easy to reach?
Always meet with prospective agents, review their proposal carefully, and ask detailed questions about how they work.
Leaseholders have a stake in the building’s upkeep — after all, their home (and its value) is directly affected by how well it’s managed.
Their responsibilities typically include:
Some leaseholders become directors of their RMC or RTM, giving them more control over who is appointed to manage the block.
Yes — and in many cases, they should if they’re unhappy.
If you’re part of an RMC or RTM, the process is fairly simple:
If your building is managed by the freeholder, leaseholders can take over management using the Right to Manage process — a legal route that gives you the right to appoint your own agent.
Block management is one of the most important — yet often overlooked — parts of property ownership. Whether you're a leaseholder in a small converted house or a director in a large modern development, good management makes a world of difference.
It’s about more than fixing broken lights or chasing service charges. It’s about protecting your investment, ensuring compliance, and creating a better place to live.
At Cube Block Management, we pride ourselves on transparency, responsiveness, and local expertise across London and Greater London. Whether you're looking to switch agents or appoint one for the first time, we’re here to help you make it simple.
Want to learn more or get a free block health check?
Contact us today and see how proactive block management can transform your building.
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