Block Management FAQs: Your Questions Answered

We offer a comprehensive range of block management services tailored to meet the unique needs of your property. This includes regular site inspections, maintenance and repair oversight, financial management (such as service charge collection), and ensuring compliance with health and safety regulations. Our aim is to ensure that your block remains a safe and enjoyable place to live.

Northmode Properties is based in Manchester, UK, centrally located in the vibrant heart of Manchester's City Centre at Oxford Court, just a short walk from the bustling business hub of St. Peter’s Square. Over the years, we’ve built a substantial portfolio across Greater Manchester and the wider Northwest region.

If your property is located within these areas, we’d love to hear from you. Please don’t hesitate to contact us to discuss your specific needs and how we can tailor our services to suit your requirements.

Northmode is proud to be part of several key industry bodies that ensure our commitment to excellence and your peace of mind.

We are members of The Property Redress Scheme, a straightforward and user-friendly consumer redress (ombudsman) scheme for Property Agents and Professionals. Its primary purpose is to help property agents comply with the legal requirement to be part of a government-authorised consumer redress scheme and to resolve any complaints made by consumers against its members. By being part of this scheme, we ensure transparency and accountability, giving you confidence in the services we provide.

Additionally, Northmode is a proud member of Client Money Protection (CMP), a scheme designed to safeguard our clients against the loss or misuse of funds, including rent and deposits held by letting agents. In the rare event that client money is lost or misappropriated, CMP guarantees that you can recover the full amount. Your financial security is our priority, and with CMP membership, we protect client funds in secure, dedicated accounts, ensuring that your money is safeguarded at all times.

As an accredited member of The Property Institute (TPI), the leading professional body for residential managing agents in England and Wales, we are committed to upholding the highest standards in leasehold management. TPI promotes industry excellence through expert advice, professional training, and ongoing support, ensuring that we maintain best practices and professionalism across all aspects of property management.

What truly sets Northmode apart is our approach—we strive to be a partner, not just another service provider. We recognize that every block has its own unique needs, so we tailor our management style to fit the specific requirements of each property. This allows us to provide the flexibility and personal touch that your block deserves.

At Northmode, we pride ourselves on building strong, lasting relationships with residents, a quality we’ve demonstrated across numerous sites in the Northwest. These relationships, founded on trust and open communication, are central to the value we bring to every property we manage.

What do we do differently? It’s simple: we manage your property as if it were our own. Unlike large, impersonal companies, we don’t operate from distant offices or faceless call centers. We’re real people who genuinely care about your property and are invested in ensuring its smooth operation. When you contact us, you’re not just dealing with a company—you’re connecting with individuals who are committed to providing personalized, attentive service.

We take the time to listen to your needs, understand your concerns, and respond promptly to any issues. Our team is always available and ready to assist, ensuring that you feel supported every step of the way.

With our proactive approach, landlords and property owners can have complete confidence that their property is being expertly managed and cared for. Our goal is to remove the burden of block management from your shoulders, so you can focus on other priorities while we ensure everything runs smoothly.

We invite you to reach out and experience the Northmode difference for yourself—because we're not just here to manage your property, we're here to build a long-term, trusted partnership.

Block management is a specialised field within property management dedicated to the oversight and administration of residential blocks of flats or apartments. It involves a range of responsibilities aimed at ensuring the smooth operation and upkeep of shared living spaces while protecting the interests of property owners and residents alike. Here are some key components of block management:

1. Routine Maintenance

Block management involves regular inspections and maintenance of communal areas such as hallways, stairwells, gardens, and recreational facilities. This includes tasks like cleaning, landscaping, and addressing wear and tear to ensure the property remains safe and attractive for residents.

2. Financial Oversight

Effective block management includes financial planning and management. This typically involves preparing budgets, collecting service charges from residents, and managing operational expenses. Accurate financial reporting and transparency are crucial to maintaining trust among residents and property owners.

3. Legal Compliance

Block managers ensure that the property complies with all relevant laws and regulations, including health and safety standards, fire safety regulations, and property management legislation. This is essential for protecting both the residents and the property owners from potential liabilities.

4. Service Coordination

Block management encompasses the coordination of various services essential to the property’s operation, such as utilities, security, and maintenance contracts. Managers liaise with contractors and service providers to ensure that these services are delivered efficiently and to a high standard.

5. Communication and Community Building

A vital part of block management is fostering good relationships with residents. Effective communication channels help address concerns, resolve issues, and keep residents informed about property matters. Organising community events can also enhance resident engagement and create a sense of belonging.

6. Crisis Management

Block managers are responsible for responding to emergencies, such as leaks, power outages, or security breaches. Having a robust emergency response plan is essential for minimising disruption and ensuring resident safety.

7. Long-Term Planning and Development

Good block management includes long-term planning for property improvements and enhancements. This might involve regular assessments of the property’s condition and strategic investment in upgrades that can enhance property value and resident satisfaction.

At Northmode, we understand the unique challenges associated with block management. Our team leverages years of experience and a deep understanding of the Northwest UK property market to provide tailored solutions. We aim to make the block management process as straightforward and efficient as possible, ensuring that both property owners and residents receive the best possible service.

Service charges are levied to recover the costs they incur in providing services to a block or estate. The way in which individual service charges are organised is set out in individual tenancy agreements. The charges cover the cost of general maintenance and repairs, insurance of the building and, where the services are provided, lifts, lighting and cleaning and maintenance of communal areas etc.

You have to pay service charges because it is in the terms of your lease and is legally binding. Therefore, if you do not pay, it will end in legal action being taken against you. As trustees of the service charge fund, we are also legally bound to ensure that those who should pay, pay their service charge. It is also crucial for us as your Managing Agent that service charges are paid on time, to ensure that sufficient funds are available to continue the services we provide.

The responsibilities of a block manager can vary depending on the size of the building, as well as the needs and expectations of the residents. Block managers deal with everything from maintenance and repairs to financial management and compliance. There’s a lot that goes into the role but ultimately, block managers ensure that the building is managed and maintained properly so residents can enjoy a clean, safe and secure living environment. 

When setting a service charge we review historic costs, future trends and our knowledge of the particular development. Whilst we seek to provide an excellent service at a fair price, many of the costs are dictated by external forces such as new regulations and legislation, cost pressures from suppliers and the requirements of the development owners.

Leaseholders will generally have to pay Service Charges to a company who maintains the communal parts of the block or building.

These parts of a building are identified in the lease and may well be the roof and overall structure of the building. Legislation requires that leaseholders are served notices in a prescribed format and procedure informing them when the company who maintains their building is about to incur an expense more than £250 per unit.

If the Section 20 consultation procedure is not followed and dispensation is not awarded by the Tribunal, this can create major financial issues when Major Works are required.

The Right to Manage allows owners of long-leaseholds to take over the responsibility of the management of their property.

The Commonhold and Leasehold Reform Act 2002 introduced the The Right to Manage (RTM). Through a statutory right, the leaseholders can take over the management of their building by setting up a special company – this is a right to manage company.

To exercise this right  the leaseholders do not need the landlord’s permission, prove any mismanagement or obtain authority from a court. With the right to manage come significant responsibility so it essential that leaseholders know what they are doing and that the correct process and procedures are followed. 

Whilst generally a voluntary role in the case of a Residents’ Management Company, which may be established for the  ownership and / or management of a apartment block, the role of director is more than a vanity title. The responsabilites are the same as for any other company director.  Ensure that you are informed, before accepting such a position, visit the Companies House website to see what is involved.

The LPE1 form refers to the Leasehold Property Enquiry form, used to obtain information about the leasehold property that is for sale. This really important information notifies a buyer if any potential issues exist in the running and management of the leasehold building. It clarifies the level of Service Charge and any Ground rent. Part of it is the budget for the current year and for future expenditure and potential liabilities.

When any leasehold property is sold the there is a requirement for information. Generally the Managing Agent or the Management Company Director completes the replies to the Leasehold Property Enquiry form (LPE1) for the prospective purchaser and their advisers.

Service charges are collected in line with covenants of your lease (so can vary slightly from client to client) but in every case, we use a step-by-step process to request and chase any outstanding payments.

No. Northmode are the acting managing agent on behalf of your Freeholder or Management Company. Our responsibilities are directly held to either of these parties, with the Lease remaining to stipulate your relationship to them. 

Transparency is key to our approach. We provide detailed financial reports, regular updates, and open communication regarding all aspects of property management. We believe that keeping you informed fosters trust and collaboration, making it easier for us to work together effectively.

We prioritise maintenance requests by establishing a straightforward communication channel for leaseholders to report issues. Our dedicated team is on hand to respond promptly, co-ordinating repairs with local trusted contractors to ensure that issues are resolved efficiently and to your satisfaction.

In the event of disputes among leaseholders, we encourage open communication and mediation to find a resolution. Our role is to facilitate discussions and help maintain a harmonious living environment. If necessary, we can provide guidance on the formal processes for resolving disputes according to the lease agreement and relevant laws.

Service charges are calculated based on the specific needs of the block and the services provided. We conduct a detailed assessment of costs related to maintenance, management, insurance, and other communal services. We strive to keep charges fair and transparent, providing breakdowns to leaseholders so they understand what their contributions are funding.

Absolutely! We have extensive experience in supporting RTM companies through the process. From guiding you through the necessary steps to ensure compliance with legal requirements, to providing ongoing management support after the RTM is established, we’re here to help make the transition as smooth as possible.

We believe in proactive communication and will provide regular updates tailored to your needs. This includes financial reports, maintenance schedules, and any relevant news regarding the block. We are always available for questions or additional updates as needed.

We implement robust financial management practices, including transparent accounting and regular audits. 

Our financial reports provide clear insights into income and expenditure, ensuring that funds are allocated responsibly and effectively. Leaseholders can trust that their contributions are being managed prudently.

We encourage you to reach out to us anytime with questions or concerns. Our team is always ready to listen and assist you. Whether you prefer phone calls, emails, or face-to-face meetings, we are here to ensure you feel supported and informed throughout your experience with us.

We understand that emergencies can arise unexpectedly. For a recent incident involving a burst pipe, our established relationships with contractors allowed us to mobilise repairs quickly at a reduced cost. We communicated with residents throughout the process and ensured that the repairs were completed promptly, minimising disruption and maintaining budget integrity.

We take a hands-on approach to managing vendor relationships, consistently seeking ways to negotiate better terms. For instance, one of our blocks was able to switch to a new waste disposal provider that not only offered a lower rate but also improved recycling services. This not only saved money but also enhanced the community’s environmental efforts.

We have established a network of reliable contractors who offer competitive pricing without compromising quality. For example, by comparing quotes from multiple contractors for a recent roofing repair, we secured a savings of 20% for one of our clients while still delivering high-quality workmanship. We believe in transparency and provide detailed breakdowns of costs for all repairs.

Our proactive approach has helped several blocks and estates in Greater Manchester reduce costs. For instance, by renegotiating contracts for a block in Didsbury, we secured better rates for landscaping and cleaning services, leading to a 20% reduction in annual service charges. Our focus is on ensuring that every service you pay for adds value to your community.