Suggestions for a new block building managing agent?
4 weeks ago | 16 comments
Residents’ Management Company of flats blocking urgent safety work?
12:00 AM, 3rd November 2026, 18 hours ago
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Hello, I am the leaseholder of a flat in a purpose-built block in central Reading. My flat is fully managed by a local estate agent. The block itself is managed by a Property Management company.
Additionally, there is a company that acts as a Resident Management Company (RMC) for this property and they are registered at the same address as the Property Management company.
The Property Management company serves as the appointed corporate managing agent handling day-to-day operations, service charges, maintenance and administrative obligations for the building.
A serious problem arose initially in August of this year where the garage roller door has been vandalised by homeless drug addicts who are entering the block car park and leaving bedding, hypodermic needles and drug paraphernalia next to my tenants’ car. These drug addicts have also gained entry into the main building and broken the bin store door.
This was reported continuously over the last few months to the Property Management company and nothing has been done. It transpires that the Property Management company has obtained quotes for repairing the roller garage door and the bin store door, but these quotes have been rejected by the directors of the RMC who say they are too expensive.
The Property Management company now are unable to act to remediate this very serious problem which does not only invalidate my tenants’ insurance, but could potentially lead them to refuse payment of the rent due to the unsafe nature of their residence in this block of flats.
There are also families with children living in this block! I have reported it to the Environmental Health Department and the police (who are unwilling to act).
What can be done now? I am no longer getting responses from the Property Management company and a solution to the problem needs to be found before a worse situation occurs – it seems it’s in the hands of this RMC who are looking for a cheaper (but not necessarily) better solution which could make the whole situation drag on for very much longer.
Thank you,
Janette
Tags:
Block management, communal repairs, flat block security, Landlord Concerns, leaseholder rights, managing agents, Reading property, residents management company, RMC, tenant safety
7 comments on this article
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Member Since October 2022 - Comments: 441
10:02 AM, 3rd November 2026, About 8 hours ago
What does your lease say? This is the legally binding contract between you and the named parties the Residents management company. Does the lease state you are a member of the RMC and do you hold a £1 paid up share. If so you hold 2 separate roles as shareholder with voting rights set out in its M&A and separately your role as lessee under terms of your lease. If so, have directors put a resolution for a vote for action for these repairs and separately have they consulted under Section 20 LTA which the RMC acting for the Lessor/LL is legally obliged to do.
This seem to be a H&S issue and I suggest contacting LEASE as to action under terms of your lease you can take against the Lessor/LL named in your Lease.
If you are a shareholder in the RMC you can call an EGM to discuss action and vote.
Does the lease have a covenant relating to Reserve Fund?
You can apply to First Tier Property Tribunal on grounds that the Lessor/RMC is not fulfilling its obligations under H&S.
Member Since April 2021 - Comments: 106
10:12 AM, 3rd November 2026, About 8 hours ago
On a legal side: check your lease and the requirements of the landlord and covenants connected to the quiet enjoyment of the property etc.
As a practical step: consult with other leaseholders. It is unusual for all members of an RMC to be absentee leaseholders; are there some directors residing in the block? Surely, they have a vested interest in resolving this issue? Engaging direct with other RMC members and exercising your right as a member to force (if necessary) the issue to be addressed as a priority will be a better focus than pursuing the Property Management outfit.
Member Since November 2022 - Comments: 3
11:25 AM, 3rd November 2026, About 7 hours ago
Reply to the comment left by Kizzie at 03/11/2026 – 10:02
Thank you very much for your advice – I will check my lease. As far as I know I was never made aware of a Residents’ Management Committee and have only dealt directly with the block management committee who say their hands are tied because of this RMC. I shall scrutinise the Lease and follow through your suggestions.
Member Since November 2022 - Comments: 3
11:35 AM, 3rd November 2026, About 7 hours ago
Reply to the comment left by Andy at 03/11/2026 – 10:12
Many thanks – will check the lease and, yes, this seems to be the basis of the problem – one of the directors of the RMC who resides also in the block is preventing the works being done due to cost and says he will source quotes from his side, effectively bypassing the block management. Because of his “vested interest” in getting the cheapest quotes, the whole situation is dragging on for months and not progressing. In the meantime my tenants are getting exasperated and see it as a severe H&S issue. Thank you again.
Member Since September 2026 - Comments: 29
2:50 PM, 3rd November 2026, About 4 hours ago
Hi Janette,
One angle that hasn’t come up yet: the complaint carries far more weight coming from your tenants than from you. Environmental Health’s duty under Part 1 of the Housing Act 2004 bites on hazards affecting occupiers, and the HHSRS does cover a block’s common parts, including entry by intruders and refuse. Ask them in writing for a formal inspection of the car park and bin store, and ask for the decision in writing too. If they find a category 1 hazard they can serve an improvement notice on the RMC as the party in control of those areas, and then the directors’ view on cost doesn’t matter, because ignoring a notice is a criminal offence.
It’s worth knowing the other side of this. Section 9A of the Landlord and Tenant Act 1985 makes fitness your obligation as the immediate landlord, and it reaches common parts you hold an interest in. So your tenants’ proper route is a claim against you, not withholding rent, and that’s why a documented trail of everything you’ve done matters.
On the director sourcing his own quotes, section 177 of the Companies Act 2006 says he must declare that interest. I’d put that in writing.
OJ
Am I a Legal Landlord
Member Since November 2022 - Comments: 3
3:01 PM, 3rd November 2026, About 3 hours ago
Reply to the comment left by Oliver Tandy at 03/11/2026 – 14:50
Thank you so much for that information. I am putting together my case.
Member Since October 2022 - Comments: 441
4:00 PM, 3rd November 2026, About 2 hours ago
Just to add Janette, the Residents Management is a company with a number registered at Companies Hous, not a Committee. Directors are bound by Companies act 2006 to perform their obligations set out in its Memorandum & Articles. Get onto Companies House website and look for the RMC title and download the M&A of the RMC to see your voting rights as shareholders. Shareholders can remove directors who are not performing in the best interest of the company including ensuring the property complies with Health & Safety Standards. If they are not then this impacts Building insurance. You can also view Annual Returns etc.