You keep the keys. We take the phone calls.
The middle range, for directors who do not mind running a building but have stopped enjoying being the person their neighbours ring at nine on a Sunday. Everything in admin only, and then we stand in front of you.
Everything on this list is in the price unless it says otherwise. There is no other list, and there is no extras schedule waiting in year two.
A proper one, built from last year's actuals and agreed with you before any demand goes out.
Every flat, correct apportionments, on time, and carrying the statutory summary of rights that makes them enforceable.
Reminders on a schedule, then escalation up to the point where it becomes a solicitor's job.
A full year of transactions recorded and reconciled against the bank, packaged for your accountant.
Us drawing up the service charge accounts themselves rather than handing them to your accountant. Cheaper than an accountant, and optional on every range.
The eighteen month notices that keep costs recoverable when a bill lands before the demand does.
Budget against actual, arrears position and reserve balance, quarterly.
We hold the service charge in a designated client account, separate from our own money and held on the statutory trust that Section 42 puts it under. It is the block's money, it is never mixed with ours, and it does not move without a reason you can see in the books.
Contractors, utilities and the insurer paid out of the client account once you have approved the spend, so a director is not out of pocket waiting to be reimbursed.
Filed at Companies House on the deadline, every year.
Prepared and filed for the management company.
Appointments, resignations and address changes filed as they happen.
Kept up to date as flats change hands, so the company register matches the Land Registry.
Notice drafted and circulated, minutes written up afterwards.
The pack a solicitor asks for when a flat is being sold, answered off the register rather than rebuilt from scratch. Normally paid by the seller, not the block, and quoted when one is needed.
Fire, electrical, gas, lift, water and insurance renewals tracked, with reminders before anything lapses.
Held in one place and chased off the contractor when they are late, which they usually are.
Fire risk assessment, EICR, legionella and the rest booked in and paid for out of the service charge.
Insurance, accreditations and references checked before anyone works on your building.
We write the awkward ones so you do not have to fall out with your neighbours.
They write to us, not to you. Queries, complaints, arrears, the lot.
Alterations, subletting and pets, handled against what the lease actually says.
A written procedure, run by us, with the redress scheme as the backstop.
Major works consultation run properly and on the statutory timetable, so the bill is actually recoverable. Getting this wrong caps what you can recover at £250 a flat.
We source the trades, get the quotes in and put them in front of you to pick.
The three week wait for a callback becomes our problem instead of yours.
Nothing gets paid at a number nobody agreed to.
You get told before it lapses, on every range.
The compliance software we run your block on, included in the fee on every range. Most agents either have nothing like it or charge you for the portal.
Every requirement on your building, red amber or green, with what was last done, when it is next due and the certificate attached. No more wondering whether the fire alarm test happened.
On admin only you book the checks, so you record the check as done and drop the certificate straight in, in your own name. It lands on the register the same second, which is the phone call to the office that never has to happen.
What is booked, who is coming, and what we are chasing them for. Contractors get chased automatically and the chasing stops when they answer.
Suppliers' invoices come to the board to approve, with the quote beside them. We can see whether the board has opened it, so silence gets a phone call rather than another email.
Directors vote in the portal, the outcome is worked out against your articles, and the minute writes itself. A tie is called a deadlock and the minute names the ways out of it.
A link your leaseholders can use to report a problem, which lands as a tracked issue instead of a text message to a director on a Sunday.
Consultations tracked against the statutory timetable, with the notices drafted and the deadlines counted, so a major works bill does not get capped at £250 a flat on a technicality.
£50 a flat more than admin only buys you out of every conversation you did not want to have, and puts the Section 20 paperwork on us. That is the whole difference between the two ranges.
Buildings over 18 metres or seven storeys carry the Building Safety Act regime and a named Accountable Person. We do not take that on, on any range. If that is your building you need a specialist, and we will say so rather than take the fee.
A walk round the building, written up the same week with photographs and a list of what needs doing.
More than the four, or an unplanned one when something has gone wrong.
We meet the trades at the building, check the work and sign it off before it gets paid.
A number that gets answered when the roof goes at eleven at night.
So a contractor can be let in without a director taking a day off.
A written plan for decorations, roofs and plant, costed, so the reserve fund has a job to do.
We get the quotes and put the policy on. We take nothing from the premium.
Reported, evidenced and chased through to settlement.
Agents make most of their money after the fee is agreed. That is the part we took out, and it is taken out of all three ranges equally.
A £4,000 roof costs you £4,000. We pass the invoice through at what it says on it.
You see the broker's figure, not the broker's figure with ours added to it.
No panel, no referral fee, no reason for us to pick the dearer quote. So we do not.
Three months' notice and your files back. Leaving costs nothing, which is how it should be.
Anywhere in England and Wales. We deal with your leaseholders and your contractors by phone and email, which works exactly as well from here as it would from an office down the road.
The till already knows this range. Tell it how many flats and it prints the price, with the whole formula on the receipt so you can check our maths.
open the tillno discovery call · no callback form · anywhere in england and wales
Same paperwork underneath all three. The only thing that changes is how much of the building we take off your hands.