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

Reply to the comment left by Robert at 27/02/2025 – 09:56
You should be sent annually a copy of the buildings insurance.

Reply to the comment left by Kizzie at 27/02/2025 – 12:28
Ground rent should never be withheld as payable whether legally demanded or not, but could refuse to pay service charge.

No judge would think this is unreasonable or a ground for a s146 Notice

Reply to the comment left by Judith Wordsworth at 27/02/2025 – 14:53I would add to this that if you’re thinking of paying a partial sum, always accompany payment with a letter requesting that payment is first applied to ground rent (so you do not build up arrears) and the balance applied to service charge – the potential penalties for failure to pay ground rent (worst case, forfeiture of the lease) are more onerous than non payment of service charge.

I personally wouldn’t recommend you get quotes of work – you probably don’t have access to the communal roof and/or would be in breach of your lease in gaining access. Instead, you could send a recorded mail letter to the managing agent and freeholder at respective their registered address; outline the urgency of the position, summarise their failure to address thus far, and that such failures to act are not reasonable in the circumstances. Request a copy of the building insurance policy (as another poster directed you). You might threaten referral to first tier tribunal but also check what professional membership bodies the managing agent belongs to and state that you will be raising a formal complaint against them to their professional body – this has worked for us more than once in the past. Recognise that if they continual to drag their feet then a Tribunal may be the only route you have and some legal expenses. However, buildings insurance on blocks of flats can have coverage for loss of rent and is straight forward to add this compensation to your overall claim.

I would not withhold service charge contributions nor request reduction of service is set off against Ground Rent because:
1. If it goes to Tribunal it will weaken the LH complaint that the LL is in breach of their obligations to undertake structural repairs.

2. Ground Rent is due under S.166 CLRA and is Rent whereas Service charge is a variable contribution only due under the leaseholder’s own lease for maintenance costs set out in their lease in their registered Title.

3. These are separately accounted for.

4. FP is a very large company (French owned) and can employ expensive counsel so withholding SC would be used against the LH.