How to get block managers to fix a water leak fast?

Can you contact your insurers and ask them to take action?

Thanks for your suggestion. Is there a way that I can find out who insures the building if First Port will not tell me? Their 'customer portal' is blank under the heading of insurance.

Reply to the comment left by Robert at 27/02/2025 - 09:56
Under the Landlord and Tenant Act 1985 and other regulations, you have the right to request details of the insurance policy in place and the freeholder or its agent must provide this information within 21 days of your request:

1) a Written Summary of Insurance including the policy period / duration, the types of claims the policy will cover, main benefits, exclusions, insured sum, etc.;

2) the policy premium;

3) copies of policy documents;

4) details of remuneration received by intermediaries for arranging the insurance, as well as remuneration paid to other parties including the freeholder (in accordance with FCA rules from 31.12.23);

5) information about potential conflicts of interests, such as ownership links between the freeholder, the intermediary and/or the insurer;

6) the number of alternative quotes obtained (with further details of these to be provided on request);

7) details of any review and strategy to secure the most competitive terms; and

8) a brief explanation of why the policy is proposed or recommended which is in the interests of both the freeholder and leaseholders.

And the amount of commission which First Port is charging to service charge for insurance premium.
First Port is a Managing Agent for the Lessor/Landlord. Your lease contract states who is your lessor /landlord. Look up registered office at Companies House if a company or Land Registry if a freeholder acting on behalf of the LL/lessor or superior/Headlease holder and send a recorded delivery letter to that address as well as First Port reporting the leak.

As things stand, we have had no response to our request on providing the insurance details. We expect this to go beyond the legal 21 days.
So is a solicitor my only option and if so, does anyone know of one that could deal with First Port.

Reply to the comment left by Robert at 27/02/2025 - 09:56
I was under the impression that details of the insurer should be displayed in communal hallways (if you have them of course)

Reply to the comment left by Nikki Palmer at 27/02/2025 - 11:13
That's probably another legal breach then to add to the list but thanks for suggesting.

If you haven’t signed up for the first port online portal, I suggest you do so. There should be, or used to have insurance details on there.

There may be a condition that all insurance claims go via, the managing agent.

In any case, 1st port cannot refuse you a copy of the insurance company cover, they should also disclose the commissions they and anyone else take

I suggest you get three repair quotes in yourself, you’re not committed don’t tell them about your story just get quotes to fix it and then send all the quotes off to the managing agent who should’ve done this already.

Also declared to them that you will be claiming loss of rent, or rent reduction contribution and any claims made by the tenant through their inability to resolve the issue quickly.

Depending on your lease, you may have a full repairing lease where you have responsibility for everything on the site. I say you I mean all the owners of the flats in the block . If you don’t have enough money in your reserves, then your managing committee or company should be reviewing the monthly payments and any necessary once of payments..

It will reply on be all the tenants in the block. If it is declared and there are no funds. a section 20 I believe, has to be issued where all tenants have to contribute for a one off payment. This is work that can’t be held up and I feel for your tenants and there’s no reason why you should be penalised any loss of rent.

I wouldn’t want to do it myself, but if you’re having no joy with the letting agent or the the landlord, the council could get involved and write to those parties. The unfortunate thing is as the landlord they’ll probably be coming after you as well but if you demonstrate you’ve been doing everything it may go in your favour.

Either way, it’s a not a nice situation

Definitely get the three quotes in so you can understand what the issues are

Leaseholders should apply to First Tier Property Tribunal regarding the LL s failure to comply with statutory obligations implied in your lease and LL failure to undertake building repairs is a breach of statutory obligations I think under Housing Act.

It is the LL bears liability who agreed the contract with First Port and the LL must undertake a Section 20 LTA consultation with Leaseholders. Failure is another reason to apply to the FTT and is an offence.

Contact Leaseholders Advisory Service government agency to get latest legal updates in Leaseholders rights and for next steps especially regarding with First Port and insurance commissions.

Do not withhold service charge and Ground Rent.