In short
We handle day-to-day repairs to the common parts, inspect the building regularly, manage cleaning, gardening and service contracts, and keep a 10-year planned maintenance plan that drives the reserve fund. Every job is logged with a reference, an approved cost and photographs.
Reactive repairs
When a leaseholder or resident reports a problem in the common parts, it gets a reference and a priority. Urgent issues that affect safety or security are dealt with immediately; routine items are booked with an approved contractor. Every job has an agreed cost before work starts and is checked before the invoice is paid.
First, we check the lease to confirm whether the repair falls to the building or to the individual flat owner. It saves arguments later.
Regular inspections
We inspect each building at an agreed frequency, looking at the common parts, roofs and gutters where visible, drainage, fire safety items, cleaning and grounds. Findings go straight onto the action tracker with photographs, so directors can see what was found and what is being done.
Planned maintenance plan
A planned maintenance plan lists the building's main elements (roof, windows, external decorations, lifts, door entry, communal heating, drainage) with their condition, expected remaining life and likely cost of replacement. It turns into:
- A realistic reserve fund contribution, instead of a guess. See how much a block should hold in reserve.
- Early warning of works that will need Section 20 consultation.
- Cyclical works such as external redecoration timed to the lease.
How we choose contractors
Contractors are checked before they work on any building we manage: public liability insurance, relevant qualifications (for example Gas Safe or NICEIC registration), health and safety paperwork and references. We compare prices on anything significant and do not accept referral fees or commissions from contractors.
Service contracts
Cleaning, gardening, window cleaning, lift maintenance, fire alarm servicing and door entry are all tendered against a written specification and reviewed each year. Where a contract will run for more than 12 months and cost any leaseholder more than £100 a year, it is a long-term agreement that requires consultation. We check that before signing, not after.
Frequently asked questions
Can we still use a contractor we trust?
Yes. If the contractor meets our insurance and competence checks and their price is fair, we are happy to use them.
How quickly are repairs dealt with?
Response times are agreed with the directors at the start of the appointment, with a faster route for anything affecting safety, security or water ingress.
Who pays for a leak from one flat into another?
It depends on where the leak comes from and what the lease says. Leaks from pipes serving a single flat are often that flat's responsibility, while leaks from the roof or common pipework usually fall to the building. We check the lease and, where relevant, the insurance policy.
Last reviewed 2026-09-23 against the sources listed. This page is general information about England and is not legal advice; the lease for your building always comes first.