Compliance-led. Financially transparent. Directors always in control. Managing residential blocks across North, East London and Essex.
We have spoken to a lot of directors over the years - RTM directors who have just taken control, RMC directors who inherited a management arrangement they did not choose, freeholders who have grown frustrated with agents who treat their building as a low-priority account. What they want is consistently the same.
They want to know what is happening with their money. They want to be able to reach someone when something needs to be dealt with. They want a managing agent who understands the legal framework around leasehold management and does not have to be chased to stay compliant. And they want to feel that the agent is actually working for the building - not just collecting a fee.
That is not a high bar. It is, however, one that a surprising number of agents consistently fail to clear.
When we took over that block, directors had been asking for accounts for years. The figures provided were different every time they asked. We audited the accounts, reconciled what was there, established what was missing, and put directors in real-time control of their service charge accounts for the first time. That should be standard. It is not always standard. We make it standard.
We manage residential blocks for RTM companies, residents' management companies, and freeholders across North, East London and Essex. Compliance-led - which means building safety, service charge management, Section 20 consultation, and leaseholder communication are handled to the correct legal standard as a matter of course.
From handover onwards. Financial setup, compliance audit, leaseholder communication, ongoing management. We help directors understand what they have taken on and run it well.
Learn more ›Residents' management companies with directors who are also leaseholders. Full transparency to the board and clear processes for major decisions.
Learn more ›Full compliance and financial reporting so you have visibility without being involved in every detail. Management obligations handled correctly.
Learn more ›Budgets prepared to the RICS Service Charge Code. Accounts certified annually. Every item documented and accessible online.
Learn more ›Statutory Section 20 consultation managed correctly from notice of intention through to contractor appointment and works completion. No shortcuts.
Learn more ›Building Safety Act 2022 obligations, fire safety, golden thread documentation, accountable person responsibilities - managed as standard.
Learn more ›Clear communication with leaseholders. Enquiries handled. Formal notices and consultations managed correctly under the lease and statute.
Learn more ›Simpler than most directors expect. Full compliance and financial audit on takeover. We establish what has been done and what has been missed.
Learn more ›The most common failure we encounter when taking over a block is financial opacity. Directors who cannot get a consistent answer about their service charge balance. Figures that change between one request and the next. Expenditure that cannot be traced to invoices. Reserve fund balances that do not match what should be there.
This is not always deliberate. Sometimes it is poor systems. Sometimes it is an agent who has grown their portfolio beyond their capacity to manage it properly. In every case, the result is the same: directors who are legally responsible for the building but have no confidence in the numbers.
Our online portal gives every director real-time access to everything, from day one of instruction. No waiting for monthly reports. No chasing for information that should be available on demand.
Compliance-led block management means that building safety, service charge law, Section 20 obligations, and insurance requirements are built into how we manage - not checklists we reach for when something goes wrong.
The Building Safety Act 2022 introduced significant new obligations for higher-risk buildings. Fire safety legislation imposes specific duties on managing agents. The RICS Service Charge Code sets the standard for service charge accounts. Section 20 has a specific statutory process that must be followed before major works can proceed. These are not optional. We train to them, operate to them, and report against them.
A leaseholder removes a smoke detector because the battery was beeping. They do not report it. There is a fire. The insurance policy has a condition requiring working smoke detection throughout the building. The claim fails.
Many building insurance policies also require periodic surveys - a roof inspection every two years is common. If the survey has not been conducted and a roof-related claim is made, the insurer may decline it on that basis. Not because of the damage - because of a missed administrative requirement.
We manage insurance compliance as part of how we run every block. Survey schedules are tracked. Policy conditions are documented. When a leaseholder does something that creates an insurance risk, we deal with it.
Phone, WhatsApp, or email. Not a call centre. If something needs dealing with, we deal with it. If something comes in outside office hours that genuinely cannot wait, we respond.
Full access from day one. Documents, accounts, compliance records, correspondence - in one place, accessible without asking us. Check the service charge balance at 11pm on a Sunday. That is the point.
First we establish the compliance and financial position. What has expired? What is in the service charge account? We do not assume the previous agent left things in order. In our experience, they often have not.
Get Section 20 wrong and leaseholders cannot be required to pay more than £250 each regardless of cost. We manage the process from notice of intention to completion. No shortcuts.
We have taken over blocks in various states. The problems are rarely unique. These are the situations we encounter most often when a block has been poorly managed - and what they mean for the building and the directors accountable for it.
| What was wrong | What it meant for the building |
|---|---|
| Service charge accounts with unexplained variances. Different figures provided on different dates. | Directors legally responsible for accounts they could not understand or verify. Potential for historic misappropriation. |
| Section 20 major works begun without valid notice, or consultation process not completed. | Works costs potentially uncollectable from leaseholders beyond the £250 per leaseholder statutory cap. |
| Buildings insurance policy conditions not communicated to leaseholders or monitored. | Insurance claims at risk of failure. Potential liability exposure for directors in fire safety incidents. |
| No reserve fund, or reserve fund raided for operational expenditure. | Major works requiring emergency special levies rather than planned expenditure. Leaseholder disputes. |
| Fire risk assessment out of date or actions from previous assessment not completed. | Regulatory breach. Potential enforcement action. Director liability. |
| Communal area breaches - unauthorised structures, subletting of garages, lease violations not enforced. | Precedent set for further breaches. Insurance implications. Lease forfeiture questions left unresolved. |
| No document management system. Leases, certificates, and correspondence held in one person's email. | Inability to demonstrate compliance. Documents lost on staff changes. Directors with no access. |
Recognise any of these? Switching managing agent is simpler than most directors expect. We offer a free initial conversation and, where requested, a free block management audit.
Right to Manage gives leaseholders the ability to take control of their building from the freeholder. When an RTM company first exercises that right, directors take on significant legal and financial responsibility. The first concern is almost always the same: what has happened to the money, and is it still there? We address that on day one.
RTM management details ›RMC directors are typically leaseholders who are also responsible for the management company. The dual role requires careful navigation. We manage the building on behalf of the RMC with full financial transparency to the board and clear processes for decisions requiring director approval or leaseholder consultation.
RMC management details ›Freeholders and investors managing leasehold blocks need a managing agent who understands both the management obligations and the investment context. We handle compliance, service charge management, leaseholder relations, and day-to-day operations so you have full visibility without being involved in every detail.
Freeholder services details ›We manage residential blocks across North, East London and Essex, with particular concentration in Havering, Barking and Dagenham, Redbridge, Newham, Tower Hamlets, and Waltham Forest, as well as Brentwood and Chelmsford in Essex. Our head office is in Romford - genuinely local to the areas we manage, not a London-wide agency with a satellite presence.
Our compliance library covers the legislation and processes that every director should understand. Written for directors and leaseholders - not lawyers.
Whether you are an RTM company looking for a managing agent, a director unhappy with your current management, or a freeholder looking for a more professional arrangement - start with a conversation.
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