Published: 19/07/2026

Choosing a good block management company

Also called a managing agent) in the UK is crucial for leaseholders, Residents’ Management Companies (RMCs), or Right to Manage (RTM) companies. These firms handle service charges, maintenance, repairs, insurance, compliance (including building safety), and resident communications for blocks of flats. Poor management can lead to high costs, disputes, and building issues, while a good one ensures transparency, value, and compliance.

1. Understand Your Needs First

Assess your block’s specifics before searching:

• Size and type of development (e.g., small block vs. large estate, new-build vs. older building).
• Specific requirements: major works (Section 20 consultations), fire/building safety compliance, arrears collection, resident portals, or out-of-hours emergencies.
• Budget expectations and priorities (e.g., proactive maintenance vs. lowest fees).
• Local factors (e.g., coastal properties or urban challenges).

This helps you shortlist agents experienced with similar properties.

2. Check Professional Accreditations and Regulation

The sector is not fully regulated, so voluntary standards matter:

• The Property Institute (TPI, formerly ARMA) Membership indicates adherence to a code of conduct on finances, communication, and complaints. Search their directory.
• RICS (Royal Institution of Chartered Surveyors) Regulated firms must follow strict rules, including client money protection and professional indemnity insurance.
• IRPM qualifications For individual managers (e.g., Certificate/Diploma in residential property management).
• Redress scheme All agents must belong to The Property Ombudsman or Property Redress Scheme.

Additional: FCA authorisation for insurance advice.

How to verify: Ask for proof and check directories on TPI, RICS, or government sites. Accredited firms are more likely to handle client funds properly and offer better recourse.

3. Research Experience, Reputation, and Local Presence

• Look for companies managing similar blocks in your area (local knowledge of contractors and regulations helps).
• Request references from comparable developments and speak to current clients.
• Check online reviews, testimonials, and awards (e.g., British Property Awards).
• Ask: How many blocks/units do they manage? What’s their track record with major works or compliance?
• Prefer dedicated, named managers over call centres. Regular site visits (e.g., monthly) are ideal.

Use searches like “block management companies near me” or recommendations from other leaseholders/RMCs.

4. Evaluate Services and Transparency

A good company offers:

• Clear financial reporting (budgets, itemised service charges, annual accounts).
• Proactive maintenance, contractor management, and compliance (e.g., Fire Risk Assessments, Section 20 processes).
• Good communication: portals, newsletters, AGMs, quick responses.
• Emergency/out-of-hours support.
• No (or fully disclosed) hidden commissions on insurance or contractors.

Key questions to ask:

• What’s included in the management fee? What are extra charges for?
• How do you handle unpaid service charges, breaches of lease, or disputes?
• Do you provide a dedicated point of contact and regular visits?
• How are client funds protected?
• Can you share examples of service charge budgets/reports?
• What’s your process for major works and resident consultation?

5. Compare Fees and Contracts Carefully

• Don’t choose solely on the lowest fee — it may mean poor service or hidden costs later.
• Request detailed, itemised proposals. Compare like-for-like.
• Check contract terms: notice periods, termination rights, KPIs/SLAs, and any penalties.
• Understand VAT and additional costs (e.g., for major works supervision).

6. Red Flags to Avoid

• No or minimal accreditations beyond the basic redress scheme.
• Vague fee structures or reluctance to disclose commissions.
• Poor communication or slow responses during the tender process.
• Lack of local presence or over-reliance on generic services.
• History of complaints, tribunal cases, or unexplained cost increases.
• Unvetted contractors or inadequate building safety processes.

7. Practical Steps to Appoint One

• Draw up a service schedule and Invitation to Tender (ITT).
• Shortlist 4–6 companies based on research.
• Meet them, visit managed sites if possible, and check references.
• Issue formal tenders and compare responses.
• Appoint with a clear contract and performance monitoring.

For RMCs/RTMs, consider a trial period or review clauses. If issues arise later, use the agent’s complaints process, escalate to redress schemes, or apply to the First-tier Tribunal (Property Chamber) for serious failures.

Additional Resources
LEASE (Leasehold Advisory Service) for free guidance.
TPI/ARMA and RICS directories.
GOV.UK for tribunal info and legislation (e.g., Landlord and Tenant Act, Building Safety Act).

Take time with due diligence

a good managing agent protects your investment and improves living standards. If your block has specific challenges (e.g., higher-risk buildings), prioritise firms with proven expertise in those areas. Consider getting multiple quotes and consulting fellow residents or a leasehold solicitor if needed.

Always consult a qualified professional before making major changes to your life & property.

If you would like to discuss buy-to-lets or any other residential issues please do not hesitate to call Willmotts for help with all your property needs, 020 8222 9958  info@willmotts.com

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Sources:
https://www.blockmanagementcompany.co.uk/how-to-choose-managing-agent/
https://www.robertsproperty.co.uk/a-guide-to-choosing-the-right-block-management-company/
https://www.pureblockmanagement.co.uk/news/top-tips-when-choosing-a-block-management-company
https://www.lease-advice.org/building-management/management/using-a-managing-agent/appendix-3/
https://www.newsontheblock.com/the-directors-cut-news-opinion/10-red-flags-when-choosing-a-managing-agent