Block Management vs Property Management

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1. What is Property Management?

Property management generally refers to the management of a single property—whether residential or commercial—on behalf of its owner. Think of it as the day-to-day oversight of a rented property, often by a letting agent or specialist management firm.

Key responsibilities of property management include:

• Tenant sourcing & referencing – marketing the property, finding tenants, carrying out background checks.
• Rent collection – ensuring payments are received on time, chasing arrears, and managing deposit schemes.
• Repairs & maintenance – arranging for trades to fix boilers, leaks, or general wear and tear.
• Compliance – ensuring the property has a valid EPC, Gas Safety Certificate, Electrical Installation Condition Report (EICR), and complies with landlord regulations.
• Inspections & inventories – regular property visits, check-in and check-out inventories.

In short: property management focuses on the relationship between the landlord and their tenants for an individual unit or portfolio.

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2. What is Block Management?

Block management, sometimes called residential block management or estate management, is about overseeing the communal parts of a building (or group of buildings) that contain multiple leasehold flats. Instead of managing individual tenants, a block manager works for the freeholder, Residents’ Management Company (RMC), Right to Manage (RTM) company, or developer.

Core responsibilities of block management include:

• Service charge collection – budgeting, collecting, and accounting for service charge contributions from all leaseholders.
• Maintenance of communal areas – hallways, lifts, gardens, roofs, car parks, and shared facilities.
• Health & safety compliance – fire risk assessments, asbestos surveys, lift inspections, emergency lighting checks, etc.
• Insurance – arranging building insurance and handling claims on behalf of the block.
• Major works & Section 20 consultation – managing large projects like roof replacements or cladding works, and ensuring legal compliance under the Landlord and Tenant Act 1985.
• Contractor management – overseeing cleaners, gardeners, security, and maintenance contractors.
• Resident communication – providing updates, AGM support, and resolving disputes between leaseholders and the freeholder.

In short: block management is about the collective building, not the individual flats inside it.

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3. The Key Differences Between Block & Property Management

Although both services fall under the wider property industry, they focus on very different things. Here’s how they differ in practice:

Who they work for

• Property managers act on behalf of a landlord, looking after a rental property and dealing directly with tenants.
• Block managers, on the other hand, work for the freeholder, Residents’ Management Company (RMC), Right to Manage (RTM) company, or developer—focusing on the building as a whole.

Main focus

• Property management is tenant-focused: finding renters, collecting rent, and keeping a property in good condition.
• Block management is building-focused: maintaining shared areas, collecting service charges, and ensuring the entire block complies with regulations.

Finances

• In property management, the financial side is about rent collection, deposits, and arrears.
• In block management, it’s about budgeting for service charges, maintaining reserve funds, and funding communal repairs.

Maintenance responsibilities

• Property managers deal with repairs and safety checks inside a single property.
• Block managers look after communal spaces such as lifts, gardens, roofs, and hallways.

Compliance obligations

• Property managers ensure a rental unit meets landlord requirements like EPC ratings, gas safety, and deposit protection.
• Block managers handle building-wide compliance: fire safety inspections, asbestos surveys, lift certifications, and insurance.

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4. Why the Confusion?

Many landlords and leaseholders confuse the two because:

1. Both involve property oversight – but at different levels (unit vs building).
2. Agents sometimes offer both services – some firms market themselves broadly as “property managers” without clarifying which type of management they mean.
3. Overlap in communication – for example, a buy-to-let landlord in a block may use a letting agent for property management, while also paying service charges to a block management company for communal upkeep.

The result? One landlord might deal with two different managers: one for their tenant, and another for the building’s shared responsibilities.

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5. Which Do You Need?

This depends entirely on your role:

• If you’re a landlord renting out one or more flats – you likely need property management to deal with your tenants and the upkeep of your rental units.
• If you’re a freeholder, leaseholder, or director of an RMC/RTM company – you need block management to ensure the building itself runs smoothly and legally.
• If you’re both (e.g. a leaseholder who rents out your flat) – you may require both services, handled by different providers.

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6. Why Block Management Matters More Than Ever

Recent legislation such as the Building Safety Act 2022 has placed much heavier obligations on freeholders and managing agents to ensure high-rise and multi-unit blocks are safe, particularly regarding fire risks, cladding, and structural integrity.

Block managers now must:

• Carry out detailed building safety assessments.
• Appoint an Accountable Person for high-rise residential buildings.
• Maintain updated safety case reports.

This has increased demand for competent block management specialists, particularly in London where high-rise living is common.

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7. How Cube Block Management Fits In

At Cube Block Management, we specialise in block management, specifically smaller blocks (2 to 20 units). Our focus is on helping freeholders, directors, and leaseholders keep their buildings compliant, well-maintained, and financially transparent.

That means:

• Accurate service charge budgeting.
• Proactive maintenance planning to avoid costly surprises.
• Full compliance with fire, health, and safety legislation.
• Clear communication with residents.

While we don’t manage individual tenancies, our block management services make life easier for everyone in the building—including landlords, because a well-run block keeps property values strong and service charge disputes minimal.

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Conclusion

The terms block management and property management may sound similar, but they deal with completely different aspects of property ownership.

• Property management is about the relationship between a landlord and their tenants.
• Block management is about maintaining the building as a whole for leaseholders and freeholders.

If you own or manage a rental property, you may need one or both. The key is understanding where your responsibilities lie—and working with the right management partner to keep your property or block compliant, safe, and cost-effective.

At Cube Block Management, we believe clarity is key. If you’re ever unsure whether your block is being managed properly—or if you’re paying too much for services—get in touch. We’ll be happy to review your situation and provide transparent, expert advice.

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