Admin-Only Block Management
Admin-only management is an arrangement in which the managing agent handles a building's accounts, demands and statutory duties while the directors keep repairs. You keep the contractors and the repair decisions. We keep the accounts, the demands, the statutory paperwork and the deadlines that go with them.
Proposals are for developments of 50 or more units. Smaller building? Talk to our team.
Last updated by the Plymouth Block Management team.
Admin-only management is an arrangement in which the managing agent takes on the financial, administrative and statutory duties of a building, while day-to-day maintenance and repairs stay with the landlord, freeholder or resident management company.
It suits blocks in England, often smaller ones run by their own directors, where the owners want professional support with accounts and compliance but prefer to keep control of maintenance decisions. Directors who want help with individual tasks rather than a standing arrangement can use our support for self-managed blocks.
What We Take On
Repairs stay with the directors under this arrangement, and so do out-of-hours emergencies, so the building needs a contractor who will answer at night. Blocks under full management use our 24-hour emergency line instead.
Service charge money is held on trust for the leaseholders in the building's own client account, demands go out with the statutory summary of rights and obligations, and the year-end accounts are prepared against the budget.
What the Service Includes
- Preparation and management of annual service charge budgets
- Collection and reconciliation of service charges and ground rent
- Production of annual financial statements and reports
- Management of property insurance administration
- Coordination of statutory compliance documentation
- Section 20 consultation administration (where applicable)
- Liaison with landlords, RTM companies, and resident directors
- Record keeping for lease compliance and audit readiness
Section 20 consultation is included because, unless the tribunal grants dispensation, a missed or defective consultation limits what can be recovered from each leaseholder for qualifying works to £250.
Who Is Admin-Only Management Suitable For?
- Freehold landlords managing small or medium residential blocks
- Right to Manage (RTM) companies seeking financial oversight support
- Resident Management Companies (RMCs) requiring administrative assistance
- Property owners who already have contractor relationships in place
- Blocks where residents prefer direct control over maintenance decisions
It works best where the directors have contractors they trust and time to deal with repairs, but want the accounts and statutory notices handled for them.
How Admin-Only Management Works
Taking on a block runs in five stages:
1. Initial Setup and Review
We review lease structures, service charge history, and existing contracts.
2. Financial System Setup
We establish accounting systems for service charge collection and reporting.
3. Ongoing Administration
We manage invoicing, payments, reconciliations, and financial tracking.
4. Compliance and Reporting
We prepare the annual service charge accounts and the statutory notices that go with service charge demands.
5. Ongoing Support
Directors, landlords and leaseholders can contact us in office hours with questions about demands, accounts and arrears.
Benefits of Admin-Only Management
- Reduced management costs compared to full-service arrangements
- Greater control over contractors and maintenance decisions
- Professional handling of financial and legal obligations
In return, the directors handle contractor quotes, site visits and out-of-hours problems themselves.
Admin-Only vs Full Management
| Task | Admin-only | Full management |
|---|---|---|
| Service charge budget and year-end accounts | We do it | We do it |
| Demands with the statutory summary of rights and obligations | We do it | We do it |
| Service charge money held on trust in the building’s own client account | Yes | Yes |
| Section 20 consultation administration | We do it | We do it |
| Instructing contractors and managing repairs | The directors | We do it |
| Out-of-hours emergencies | The directors’ own contractor | Our 24-hour emergency line |
| Fee | Fixed annual fee, lower than full management | Fixed annual fee |
Coverage and Accreditation
We run admin-only management for blocks across Devon, Cornwall, Dorset, Somerset, Bristol, Bath, Wiltshire and Gloucestershire from our Plymouth office. Leaseholders have an independent route of redress through The Property Ombudsman, and our quality management system is certified to ISO 9001:2015 by BSI.
If the directors later want us to take on repairs and contractors as well, the block can move to full residential block management and the records we already hold carry over.
Frequently Asked Questions
What Does Admin-Only Property Management Mean?
It is a service where a managing agent handles financial administration, service charge accounting, and compliance tasks, while leaving physical maintenance and repairs to the landlord or residents.
Is Admin-Only Management Suitable for Small Blocks?
It suits blocks where residents want control over maintenance but require professional financial management. Our proposals are for developments of 50 or more units; if your building is smaller, talk to our team about what we can offer.
What Are the Main Benefits of Admin-Only Management?
The fee is lower than for full management, because we are not managing repairs or contractors, while the accounts, demands and statutory notices are still handled for you.
Do You Manage Repairs Under Admin-Only Management?
No. Repairs and maintenance are typically managed directly by the landlord, residents’ management company, or appointed contractors.
Can We Switch from Full Management to Admin-Only?
Yes, if the directors are ready to take on repairs and contractors themselves. We agree a handover date and pass the contractor details and maintenance records to the directors.
Speak to Our Team About Admin-Only Management
Send us the leases, the latest accounts and the current service charge budget, and tell us which tasks the directors want to keep.
We will set out what admin-only management would cover for your building and quote a fixed annual fee. Company secretarial work for the RMC is a separate service, and its fees are on our published price list.
Contact us to talk through which tasks admin-only management would take off the directors.
Service charge or accounts query? Email accounts@