Block Maintenance & Repairs
Scheduled work is quoted, budgeted and carried out at a sensible pace. Emergency work is none of those things, so the job of a maintenance programme is to keep as much as possible out of that category.
What This Covers
- Planned preventative maintenance across plant, roofing, lifts and fire equipment
- Repairs reported through the portal, by telephone or by email
- A 24-hour line for leaks, lost services and lift entrapments
- Section 20 consultation run properly on major works
A Planned Approach, Not a Reactive One
Most of what goes wrong in a residential block gives warning first. A planned preventative maintenance programme is how those warnings get caught: critical building systems such as lifts, roofing, communal heating and fire alarm equipment are inspected and serviced on a schedule rather than when they fail.
The commercial case is straightforward. Scheduled work is quoted, budgeted and carried out at a sensible pace. Emergency work is none of those things, it is priced at short notice, disrupts residents and often costs several times what the same job would have cost planned. Building a realistic programme into the service charge budget is what keeps that from happening.
- Lifts, roofing, communal heating and plant on a service schedule
- Fire alarm, emergency lighting and safety equipment testing
- Formal property manager inspections every three months, with a report to the board and agreed action points
- Findings fed into the following year's budget rather than absorbed as surprises
How a Repair Gets Reported, and What Happens Next
Residents can report an issue through the resident portal, by telephone or by email. The portal is our preferred route because it creates a tracked ticket that both the resident and the property manager can follow through to resolution.
Minor repairs are acknowledged within 24 hours of notification. The property manager issues a works order, and for smaller jobs a pre-approved contractor from our panel is dispatched directly. Above that threshold we obtain quotations before instructing. Every contractor invoice must arrive with its works order and before-and-after photographs of the work carried out, and we reserve the right to inspect completed works before they are paid.
Emergencies, and What Actually Counts as One
If there is an immediate risk to life, health or safety, residents should call 999. For urgent property matters that do not need the emergency services, we operate a 24-hour telephone line staffed by experienced property managers, reached on 01752 257338 by selecting option zero.
Genuine out-of-hours emergencies mean significant water leaks, loss of an essential service, or a lift entrapment. Non-urgent enquiries and routine repairs reported out of hours are recorded and dealt with in office hours. Urgent issues should always be reported by telephone, because inboxes are not monitored overnight.
Demised or Communal: Who Is Responsible for What
A demised issue relates to your own property, generally everything beyond your front door, and is the leaseholder's responsibility. A communal issue affects shared areas such as hallways, entrances, lifts, shared services, gardens and external areas, and is managed as part of the development.
The exact split is set by your lease, transfer or other governing document, and it does vary between buildings. Where a leak has been traced back to a flat but is not visible inside it, the leaseholder may still need to arrange access for a plumber. If you are unsure which side of the line an issue falls on, ask us and we will tell you.
One limit worth knowing: we are not authorised or regulated by the Financial Conduct Authority to handle insurance claims on your individual property. Where a claim relates to the building policy we assist by providing records, documentation and access for loss adjusters.
Major Works and Section 20 Consultation
Where the cost of works passes the statutory threshold, the Landlord and Tenant Act requires a formal consultation before contracts can be entered into. It runs in three stages, each with a 30-day period: a notice of intention setting out the proposed works and inviting observations and contractor nominations, a notice of estimates sharing the quotations received, and a notice of the award of contract explaining the appointment.
It is the single most common reason a major works project appears slow to start. The process is not optional and it exists to protect leaseholders, so we run it properly and keep residents updated as each stage completes.
Common Questions
What Should I Do If I Have an Emergency?
If there is an immediate risk to life, health or safety, call 999. For urgent property issues that do not require the emergency services, call our line on 01752 257338 and select option zero. It is available 24 hours a day, 7 days a week for matters such as significant water leaks, loss of essential services or lift emergencies.
Why Is the Major Works Project at My Development Taking So Long to Commence?
Major works must follow the statutory Section 20 consultation process before contracts can be entered into. It runs in three 30-day stages: notice of intention, notice of estimates, and notice of the award of contract. We keep residents updated as each stage completes.
Who Deals with Pest Control, Me or the Managing Agent?
It depends on location. We deal with pest control affecting communal areas such as bin stores, shared hallways and courtyards. An issue inside your own property is normally the resident's to arrange. Responsibility can vary by development, so check your lease or ask us.
Related Services
Contractor Management
Nobody joins the panel informally. Contractors supply insurance, qualifications and accreditation up front, and…
Read moreCompliance & Health & Safety
An annual health and safety risk assessment for every development, carried out by our own trained staff rather than…
Read moreFinancial Management & Reporting
The budget is prepared before the year starts and apportioned according to the lease, not by any rule of ours. At year…
Read moreFire Door Inspections
Independent, accredited inspections from £15 + VAT per door.
Read more