Switching

Making the switch to a new management agent is simpler than you might think – just get in touch, and we’ll take care of the rest: we’ll manage all the necessary communication with your current agent, ensuring a smooth transition.

We’ll make sure any outstanding balances, credits, invoices, and ongoing maintenance issues are properly handed over to us. If you have a trusted contractor you’d like to continue working with, we’ll respect those relationships and maintain their services.

We’ll also review all existing contracts, from insurance to cleaning and utilities, to ensure you’re not overpaying and that the services you receive are genuinely value for money.

Is Your Block Being Managed Properly?

Although every building is unique, this checklist outlines the most common essential checks for blocks of flats: it’s designed to guide you, not provide a definitive answer. If in doubt, always contact us for tailored advice.

Compliance

Fire Risk Assessment
- - Required under Article 9 of the Regulatory Reform (Fire Safety) Order 2005. The responsible person (e.g., freeholder, managing agent, RTM company) must ensure a “suitable and sufficient” assessment is carried out, regularly reviewed, and updated after any changes.
  - Frequency: Low-rise (≤3 storeys): full every 4 years, interim every 2 years. Higher risk or taller: full every 3 years, annually reviewed (high-rise may require yearly).
Asbestos Survey
- - Under the Control of Asbestos Regulations 2012 (Regs 4, 5 & 7) and HSE Duty to Manage guidance, blocks must have a management/refurbishment survey for common areas (stairwells, corridors, roof access).
Electrical Installation Condition Report (EICR)
Communal installations require inspection and testing at least every 5 years (via EICR), under Electricity at Work Regulations 1989, Fire Safety Order, and Health & Safety at Work Act.

Health & Safety

Fire Alarm System
- - Requires weekly/monthly call-point tests, six-monthly engineer inspections, and full annual testing under BS 5839-1. This is mandated by Article 17 of the Fire Safety Order and Regulation 8 of the Fire Safety (England) Regulations 2022.
Emergency Lighting
- - Must comply with Article 17 of the Fire Safety Order. Best practice (BS 5266‑1) includes a monthly “flick” test and a full annual duration test (90–180 minutes, depending on system).
Fire Safety Instructions
- - Residents must receive clear fire safety instructions and evacuation procedures per Fire Safety Order duties.
Lifts & Lifting Equipment
- - Passenger lifts require thorough LOLER examinations every 6 months, and goods-only lifts every 12 months (6-month interval if staff travel on them). Supplement with PUWER maintenance.
Legionella Risk
- - For communal water systems, including loft tanks, a legionella risk assessment must be carried out, as required by COSHH and HSE ACoP L8, following Health & Safety at Work Act 1974.

Insurance

Reinstatement/Rebuild Valuation
- - Landlords (or equivalent) must maintain insurance covering the full reinstatement value per lease terms. Best practice: revalue every 3 years, consistent with RICS guidance.

Finance

Service Charge Funds
- - Must be held in a ring-fenced client or trust account per Section 42 of the Landlord & Tenant Act 1987. Funds must be separate from other accounts.
Annual Accounts
- - Landlords must provide a summary of service charge costs on request (per Section 21 LTA 1985). For blocks with more than four flats, accounts should be prepared by a qualified accountant.

Fire Doors

Buildings under 11 m: Fire doors in communal areas must be inspected at least on a best‑endeavours basis as per Regulation 10 of the Fire Safety (England) Regulations 2022.
Buildings over 11 m: Fire doors require:
- - Quarterly inspections, including self‑closers
  - At least one annual best‑endeavours inspection.

Why These Requirements Matter

These checks stem from a combination of UK fire safety laws, health & safety regulations, building standards, and contractual duties under leases. They help ensure: fire safety across common areas, electrocution and hazard prevention, safe operation of machinery, water hygiene to prevent disease and financial transparency and accountability

But remember: every block is different—layout, age, resident needs, and leasehold structures vary. This checklist highlights typical obligations, but it does not replace legal advice or bespoke property surveys.

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