We at Carlton Property Management are committed to providing a professional residential block management service of the highest standard and quality.
Leasehold block management is a specialised service. The complexity surrounding how services should be provided and the mandatory legal notices required to enable service charge and ground rent collection calls for greater professionalism, integrity and transparency within this area of property management. We also fully comply with the obligations under the RICS Service Charge Residential Management Code and also provides assurance that client monies are properly secured in nominated protected client bank accounts under the RICS accounting rules. We also follow, when applicable, the Code of Practice published by the ARHM. Both codes are approved by the Secretary of State.
The minefield of statutory obligations continues to place an increasing burden on landlords and freeholders. Our services are designed to relieve the Client (the landlord, freehold company, resident management company or right-to-manage company) of all aspects of property management, administration and upkeep.
A strong and professional relationship with suppliers and contractors ensures value for money, whether we’re talking about cutting the grass or renewing a roof.
Workplace law applies to the common areas of all property or estates including hall, stairs and landings. Therefore, as your agent, we:
- Check contractors’ public liability insurance is up-to-date
- Check contractors’ health and safety procedures and working permit procedures
- Recruit, supervise and manage on-site staff for blocks, where appropriate
- Make time to deal with any unexpected work and contracts
- Negotiate, renew and manage specialist maintenance contracts
Our standard management contract includes the following:
- Service Charges and Accounts
- Day to day maintenance and minor repairs, management of periodic contracts (gardening, cleaning, fire alarm systems, lift etc)
- Ensuring the appropriate level of insurance to safeguard the block or estate
- Submitting monthly Client management reports
- Regularly inspecting the property
- Monitoring and managing the Landlord's full compliance with statutory responsibilities
- Attending to routine enquiries from the Client or any leaseholder
A full list of our services can be provided on application.
We also offer further services, which include:
- Planned preventative maintenance
- Major works, such as external redecoration
- Health and Safety checks and periodic risk assessments, as required by law
- Provide information to solicitors, leaseholders, selling agents or others in connection with enquiries on sales of flats.
There are some matters where we look after the landlord’s and the leaseholders’ collective interests through ensuring that:
- Flats rented on Shorthold Tenancy Agreements are monitored and we know who to contact in the event of any problems
- Structural or refurbishment works to individual flats are authorised and monitored to ensure that they comply with current Building Regulations and the local authority’s planning laws
Our fees for this type of work are charged directly to the relevant leaseholder.
Building insurance is placed on the basis of the cost of rebuilding (rather than its market value) and we would recommend that this be revalued periodically to ensure that your property is correctly insured. The sum insured is index-linked each year to stay in line with construction market costs.
If your block is run by a Residents’ Management Company (RMC) and some of the leaseholders are directors of that company it is usually appropriate to have a Directors & Officers
insurance policy in place.
If your property has a passenger lift then your statutory requirement can be met by a separate engineering policy.
Health & Safety
The Management of Health & Safety at Work Regulations 1999 requires that all blocks of flats must have a Risk Assessment of the common parts carried out periodically.
Another piece of legislation which is an absolute requirement for all shared residential properties is the Regulatory Reform (Fire Safety) Order 2005, which affects buildings built or converted into self-contained flats prior to 1991. Up to date Fire Risk Assessments must be available and now forms part of the due diligence carried out on conveyance before a flat is sold, as mortgage lenders require proof that a current fire risk assessment is in place.
Carlton Property Management will arrange for specialist consultants to carry out any required Risk Assessments which will also, if applicable, cover other areas such as Working at Height, Electrical Equipment Safety, Legionella, Control of Substances Hazardous to Health (COSHH), Asbestos and other statutory obligations.
Our management team has over 100 years combined experience to call upon, so with Carlton Property Management looking after your property, you are in good hands.