The terms ‘block management’ and ‘property management’ are often used interchangeably, but they refer to distinct services with different responsibilities. Understanding the difference is crucial for landlords, freeholders, and residents to ensure their property is managed effectively. While both disciplines focus on maintaining and enhancing property value, their scope and focus are quite different.
As specialists in the field, we want to clarify these roles. This guide will explain what each service entails, who it serves, and why choosing the right one is vital for the smooth running of your property.
What is Property Management?
Property management typically refers to the oversight of individual residential or commercial units that are rented out. A property manager acts on behalf of a single landlord or owner who is letting their property to tenants. Their primary responsibility is to manage the relationship between the landlord and the tenant, ensuring the tenancy runs smoothly and the landlord’s investment is protected.
Key responsibilities of a property manager often include:
- Tenant Management: This involves finding and screening potential tenants, preparing tenancy agreements, and handling all communication, from initial enquiries to end-of-tenancy procedures.
- Rent Collection: The property manager ensures rent is collected on time and chases any arrears. They manage the financial side of the tenancy and provide the landlord with regular statements.
- Individual Unit Maintenance: When a tenant reports an issue within their flat—such as a broken boiler, a leak, or an electrical fault—the property manager arranges for repairs. Their focus is solely on the interior of the rented property.
- Legal Compliance: They ensure the property meets all legal requirements for lettings, such as gas safety certificates, electrical safety checks (EICR), and energy performance certificates (EPC).
In essence, a property manager is the landlord’s agent for a single property, handling everything related to the tenancy and the interior of that unit.
What is Block Management?
Block management, sometimes known as estate management or leasehold management, takes a broader view. It involves managing an entire building, or ‘block’, of flats that contain multiple, individually owned properties. The block manager works on behalf of the freeholder, a Residents’ Management Company (RMC), or a Right to Manage (RTM) Company. Their duty is to all leaseholders within the building, not just one landlord.
The core focus of block management is the maintenance and administration of the building’s communal areas and shared services. This ensures the entire structure is safe, compliant, and well-maintained for the benefit of all residents.
Key responsibilities of a block manager include:
- Communal Area Maintenance: This covers everything outside of the individual flats. It includes hallways, staircases, lifts, gardens, car parks, roofs, and the building’s main structure. The block manager arranges for cleaning, gardening, and repairs in these shared spaces.
- Service Charge Administration: Block managers calculate, collect, and administer the service charge budget. These funds are used to pay for all communal services, such as buildings insurance, communal electricity, cleaning, and major works. They must ensure transparent accounting and value for money.
- Major Works Projects: When significant repairs or improvements are needed, such as roof replacement or external redecoration, the block manager oversees the entire process. This involves obtaining quotes, consulting with leaseholders (Section 20 consultation), and managing contractors.
- Health & Safety Compliance: A crucial part of the role is ensuring the entire building complies with health and safety legislation, including fire risk assessments, asbestos surveys, and lift inspections.
- Buildings Insurance: The block manager is responsible for arranging comprehensive buildings insurance for the entire block, which is required by most leases.
The Key Distinction: Scope and Client
The easiest way to understand the difference is to think about who the client is and what parts of the building are being managed.
- Property Management: Manages a single, rented unit for one landlord. Focuses on the interior and the tenancy.
- Block Management: Manages the entire building for all leaseholders or the freeholder. Focuses on communal areas and shared structural elements.
For example, if a tenant’s sink is blocked, they call their property manager. If the communal lift breaks down, all residents look to the block manager to resolve the issue.
Expert Management for Your Property
Whether you are a freeholder seeking comprehensive oversight of your development or a Residents’ Management Company seeking a transparent and proactive partner, understanding these roles is the first step.
At Estates Property Management, we specialise in providing expert block management services tailored to the unique needs of each building we manage.
If you want to ensure your building is maintained to the highest standard, get in touch with our team for professional advice and support.
Email: enquiries@estatespm.co.uk
Phone: 03330 062 930