BNR Property Services LoughboroughA Letting and Estate Agents with a difference!

Block Management

Block Management

About Us

We are a Residential Block and Estate Management Company covering the Midlands, which includes Block Management Leicester, Leicestershire, Nottingham, Nottinghamshire, Loughborough, Stoke On Trent, Derby and Derbyshire areas of location. We service and manage the development as though we lived there ourselves, offering an expertly managed service to Freeholders, Directors of Management Companies and Leaseholders to maintain your development, block of apartments or estate.
We supply a high level of service to the Freeholder, Leaseholders and Tenants to ensure we meet their expectations and maintain the development in accordance to the Lease Terms and Conditions.  Of which some Agents fail on both levels of service to meet.

If you have high expectations and would like a thorough level of service from an independent Residential  Block and Estate Management Company, with your own personal Estate Manager please contact us.

With our trained professional team and in house contracting team working together, we offer a complete effective reliable service. Keeping the service charge costs down with a higher level of security.  Our services are supplied to suit the individual Residential Block and Estate Management complex, we understand no two Estates or Block Developments are the same or have the same requirements.

Are your Annual Block Management Fees expensive to your current Block Management Agent?? Why! Our Management Fees are very competitive and more importantly the services are designed uniquely to your development, block of apartments or estate.  Management Fees are subject to the Lease Terms and Conditions.


Our Block Management Services Can Include:


The services mostly frequently used for developments, block of apartments or estates we currently manage.  More importantly we assess the Estate Management and Block Development to provide the appropriate services to you  effectively and when required.


  •  Internal and External Cleaning
  •  Gardening and Landscape Maintenance
  •  Waste and Recycle Management
  •  Re-decoration
  •  Major Repairs
  •  Health and Safety Assessments
  •  Fire Risk Assessments
  •  Communal Utilities
  •  Caretaker Services
  •  Routine and Scheduled Maintenance
  •  Collection of Service Charges
  •  Collection of Ground Rent Service Charge
  •  Budgeting Preparation of Accounts
  •  Liaising with Lessees and all Parties Involved
  •  Sinking Fund Analysis
  •  Skilled Porters
  •  Window Cleaners
  •  24 Hour Emergency Helpline.


Our caretakers ensure the following are completed within their visits to any residential block, estate managed or development:



  •  General Maintenance and Repair – including the replacement of light bulbs
  •  Touching up of paintwork
  •  Maintaining and Cleaning Refuse Areas
  •  Cleaning of Corridors, staircases, lobby and Lift Areas
  •  Garden Maintenance, Sweeping hard Surfaced areas, paths, Grass Cutting and Leaf Clearing
  •  Checking and Maintaining Signage
  •  Checking and Maintaining Salt and Grit Bins, also supplying this service to Salt and Grit when required
  •  Routine Health and Safety Checks to include Emergency Lighting and Fire Alarm testing


Some maintenance and repair works including scheduled maintenance are required to be completed by a trained qualified specialist of which includes:


  • Emergency Lighting Testing
  • Fire Alarm Testing Lift
  • Maintenance Servicing of Water Pumps
  • Servicing of Smoke Vents
  • Testing of Electrics
  • Servicing of Vehicle and Pedestrian Gates


Our services develop very early to you, working with the developer at the planning stage or the set up stage of the Estate Management or block development complex.  Which due to our high level of service and customer care continues with ongoing Estate Management to the Estate or Development.  We have found the above level of service given, ensures our customers see familiar faces from the team and work with our team directly within the Block and Estate Management.

Also having a regular point of contact which benefit’s the residential block and estate management services, with tighter control and regular attendance.  To increases the standard and services you receive from our estate managers and our caretakers.  We have a fully trained professional team for each estate or block development having its own assigned estate manager to create and build the relationship with all our customers.

Our team undertake training to ensure we have the latest regulations and legislation, that may affect the estate management or block development.  Also being able to discuss and have knowledge of the estate management or block development, which is crucial to our customers when giving a high level of service which all our customers expect.

The estate managers also schedule the caretaking  services to ensure a full service is received and the necessary time required to complete the caretaking tasks awarded.  We have found this service to be extremely beneficial to all our customers.  Which also makes our caretakers take control of the development and its requirements when visited.  The estate manager visit’s the estate or block development routinely.  To ensure full service and control of the estate or block development is being received.

We very rarely contract our cleaning services out unless there is a special requirement.  Reporting a Maintenance Issue or Fault, could not be easier. We ask all lessees to report communal maintenance issues or faults to our website contact form or email, to enable us to report and keep other Lessees up to date.  We understand how busy Leaseholders are and these things happen at the most inconvenient time.  We have found this to cut down time to the Lessee and be resolved very quickly.  More importantly BNR being able to keep the Lessees, Freeholders and Directors up to date with a progress report.

We act fast to any report raised to us, keep lessees up to date with the current information and immediate action will be taken to resolve the maintenance issue or fault reported.  If this is not possible you can call or email us directly to take appropriate action and update all Leaseholders by other means.  


Out of Office Hours

For convenience and quickness to resolve the maintenance issue or fault.  We offer an out of hours call service with qualified contractors on stand by. Please be reminded out of hours calls can have additional costs which the service charge fund will incur.

If the maintenance issue or fault can wait until the next working day this will help to keep the costs down to your service charge.  Any health and safety issue to the estate management or block management does need to be resolved immediately.  If the maintenance issue or fault is not communal or has been caused by an individual.  We will take the appropriate action to recover the costs incurred to replenish the Service charge fund.

We can arrange and put in place appropriate Buildings Insurance, Public Liability Insurance and Directors and Officers Insurance cover.

In addition to facilitating any claims, Lessees and Tenants are required to arrange their own Contents Insurance for the flat or Apartment.  We can help and find suitable competitive cover separately to assist.  Please see our Insurance pages for a competitive quotation!


How we help

Does your current Managing Agent perform to your requirements and level of service expected?  If not switch to us for an efficient reliable competitive service.

Are your expectations more than the service that is being received?  Service levels should be performed to a high standard to the Freeholder, Landlord, Lessees and Tenants even more reason to switch to us.

We have turned poorly managed estates and block developments back to a very high standard.  Given the service which has been expected from the estate or block development.  Also helping and assisting Freeholders, Right to Manage (RTM) Companies, Lessees and tenants, return estates and block developments back to the standards expected and giving the level of service required to maintain these.


What to do Next

Whether you are the Freeholder or Director of the Right to Manage (RTM) Company we would like to arrange a meeting with you, to discuss your requirements and the options available.  At a suitable time and place convenient to you. Hopefully visiting the estate or block development to carry out an assessment.  Please contact our Estates Team direct to discuss your requirements or to initiate the change.


Budgets, Costs and Accounting


Service Charge

We collect the service charge from all Lessees, this is used to cover the costs of maintaining your estate or block development.

Included within this:

  •  The Upkeep of any Communal Areas
  •  The Upkeep of any Communal Grounds or Gardens
  •  The Upkeep of any Communal Utilities
  •  Buildings Insurance


When the Service Charge becomes due, we will collect the money required and hold this in a separate client account. Specifically for the estate management or block development.  The money collected will then be used to maintain the estate management or block development as required, in accordance to the lease terms and conditions including legislation requirements.


Sinking Fund

Calculated within your service charge is a percentage towards the sinking fund, which is kept in a separate account and used for long term projects, high cost projects, planned maintenance such as internal and external decoration or the replacement of expensive equipment.

We manage the sinking fund on behalf of the Freeholder, Estate Management or Block Development.  Any interest occurred at the end of each financial year is then transferred to the Client Account (Service Charge Account).


Ground Rent

The ground rent is a charge that must be paid to the Freeholder, in accordance to the lease terms and conditions in order to occupy a piece of land.  The ground rent is collected in accordance to the lease terms and conditions which is usually along with the service charge.  This is then transferred to the Freeholder or Landlord directly.


Making Payment of Service Charges

We invoice Leaseholders in accordance to the lease terms and conditions with the appropriate dates and payment terms to adhere to the Lease.  Payment can be made by cheque, BACS transfer or by debit or credit card.  The Bank Account details will be displayed on the bottom of your invoice with the payment terms.


Failure to Make payment of Service Charges

We understand each Leaseholder has different financial obligations, when the due date of the Invoice has passed it is too late to discuss your invoice and ways to pay.  We have a Legal Department who will chase and assess arrears possibly resulting in our Legal Solicitor to commit and collect arrears due.

A fair policy is consulted within this measure and arrears from a Lessee can affect the services, to the Estate Management or Block Development.  Possibly resulting in additional costs to the other Lessees until the arrears are recovered.

Guidance is taken from the Lease Terms and Conditions in this event.  We carefully monitor all our Accounts to ensure payments are collected on time to service the Estate Management or Block Development as required.



Service charge budgeted assessments are produced before each financial year and finalised accounts at the end of the year in accordance to the dates stated in the Lease Terms and Conditions.  The Service Charge Accounts are audited independently by a Chartered Accountant for each Estate or Block Development.




Working closely with developers

We work closely with developers at every stage, with all types of residential, commercial estates or block developments, including freehold units and estates and block developments operated by housing associations.


New Developments

We offer expert advice from the off on Construction and Design issues, to incorporate Refuse Collection and Recycling Areas, Lighting, Landscaping, Maintenance and Car Parking to name but a few.

  • We Assess and budget an estimate for the Estate Management or Block Development proposal
  • Liaise Directly with Solicitors
  • Work Closely with Sales Agents providing all the appropriate and relevant information
  • Supply Information to potential Investors or Buyers


Please Contact Us discuss your requirements and services required.


The Right to Manage


The Right To Manage It’s your right!

The Commonhold and Leasehold Reform Act 2002 is legislation, of which provides an opportunity for the Leaseholders, to run their own affairs.  To make their own decisions about the management and upkeep of their Apartments, including the repairs and maintenance, insurance and service charges.

In order to achieve this the set up of The Right To Manage – ‘RTM’ company can be formed.  Freeholder or Landlords Consent

  • The Landlord’s Consent is not required

The Leaseholders should be able to secure the management via The Right to Manage (RTM).  There is no need to prove the following to implement the right:

  • Mismanagement by the Landlord
  • Mismanagement by the current Managing Agent


Lessees Benefits

The lessees with The Right to Manage (RTM) Company which they set up & own.

  • Have control and can save considerable amounts of money on services and repairs.
  • This could also upgrade the value and sale ability to their Apartment.


Where the Landlord has collected service charge payments in accordance to the Lease Terms and Conditions and has not yet spent them all.   Or is holding the remainder in a Client Account, The Landlord is under an obligation to refund all the unspent money including any Reserve Account or Sinking Fund.  Any money you have paid or is held by the Landlord are required to be refunded to you.



Management functions are with respect to:

  • Repairs and Maintenance 
  • Improvements
  • Insurance
  • Services


These would include the following:


  • Services such as internal and external cleaning, garden maintenance and lighting where appropriate.
  • Redecoration, services, repairs and maintenance to the structure of the building and common parts.
  • Insurance of the building and requirements.
  • Complying with Statutory and legislation requirements relating to the Management.
  • The day to day running and Management of the Estate Management or Development Block.


Collection of Service Charges, Budgeted Assessments and Audited Accounts


  • Some Lease provisions requiring consent of the Landlord:
  • Assigning the lease
  • Making Alterations to the Apartment
  • Sub-Letting

The power to issue the above approvals will be passed to the Right To Manage (RTM) Company.  The Right To Manage Company must give notice and keep the Landlord informed.



There are various Notices which possibly need to be prepared and completed, these notices can be in a prescribed form & served where strict time limits apply.  If these time limits are not adhered to then the application will automatically fail.

In addition to the above notices a specific Right To Manage (RTM )Company needs to be correctly formed and registered.  If this is also done incorrectly, this can also make the application be unsuccessful.  We provide a very thorough & substantial service to our Customers.

It is not uncommon for claims to fail & for leaseholders to be liable for costs, where the procedures laid out in the legislation have not been complied correctly. This is why it is most important you use a specialist like BNR Property Services.


To Qualify for The Right to Manage (RTM)


  • The building must be self-contained or if part of another building, be capable of being redeveloped independently:
  • The building must include at least two Apartments;
  • At least two-thirds of the Apartments in the building must be let to ‘qualifying tenant
  •  The building can be part-commercial but the non-residential part must not exceed 25% of the total floor area.
  • *A ‘qualifying tenant’ is a Leaseholder whose lease was originally granted for an original term of more than 21 years.  There is no requirement for any past or present residence in the Apartments, nor any limit on the number of Apartments which can be owned by one person.
  • The Right to Manage RTM may only be exercised by a Right to Manage Company and the members of the Right to Manage Company must comprise a sufficient number of qualifying tenants.


The required minimum number of qualifying tenants must be equal to at least half the total number of Apartments in the building although where there are only 2 Apartments in a building both must participate & be members of the Right to manage (RTM) Company.


The Right To Manage cannot be exercised where a local housing authority is the immediate landlord of any of the qualifying tenants or flats contained in the premises.

If you are in any doubt about your rights or duties required, we advise you seek relevant advice.  Lessees exercising this right, by law will be responsible for the Landlords ‘reasonable’ costs in accordance of a claim notice given by the company in relation to the Estate Management or Block Development.

Please Contact Us with any questions or queries you may have in reference to the formation of a Right to Manage (RTM) Company or if you would like to proceed.