Block Management Compliance · All 33 London Boroughs

Block Management Compliance London

Managing compliance in London property portfolios means tracking legal duties across shared residential areas. These include fire, electrical, and gas safety. Block management compliance London brings these duties together in one clear plan. SR Maintenance provides property management and compliance services. We are an independent property management compliance company serving managing agents, freeholders, RMCs and RTMs across all 33 London boroughs.

Last updated: September 2026

Serving managing agents, freeholders, RMCs and RTMs.

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Who is legally responsible for compliance in a block of flats?

Under the RRO 2005, the person responsible for the common areas is the person who controls them. The lease and management arrangements show who holds that responsibility. A managing agent or competent person can do the compliance work, but legal responsibility stays with the duty-holder. For higher-risk buildings, the BSA 2022 adds Accountable Person and Principal Accountable Person duties.

Role	Holds the statutory compliance duty?	What it means in practice
Freeholder	Holds the statutory compliance duty?Where they control the common parts	What it means in practiceRRO 2005: Responsible PersonBSA 2022: Accountable Person / Principal Accountable Person for higher-risk buildingsFreeholder compliance London: duties linked to their control
RMC	Holds the statutory compliance duty?Where it holds the common-parts repairing obligation	What it means in practiceRMC carries statutory accountabilityDirectors face personal exposureCompliance responsibility remains with the RMC
RTM company	Holds the statutory compliance duty?Once RTM has taken over management	What it means in practiceRTM holds operational controlRTM carries the compliance dutyDirectors face personal exposure
Managing agent	Holds the statutory compliance duty?Not automatically	What it means in practiceActs for the duty-holderCan carry out compliance work as a competent personLegal responsibility cannot be transferred
Leaseholder	Holds the statutory compliance duty?No, for communal areas	What it means in practicePays through service chargeResponsible for their own flat dutiesCommunal duty stays with the freeholder, RMC or RTM
Fire safety	Holds the statutory compliance duty?Relevant building areas	What it means in practiceFire Safety Act 2021Commenced 16 May 2022FRA covers structure, external walls, cladding, balconies, windows and flat entrance doors

The communal compliance duties SR manages for your block

Communal area compliance covers key safety checks, testing and servicing across shared areas. SR manages and arranges these duties across fire safety, electrical, gas, and emergency lighting.

Communal duty	Governing standard / law	When required	SR's role
Communal fire risk assessment	Governing standard / lawRRO 2005, Fire Safety Act 2021 and BSA 2022	When requiredRegular review	SR's roleInspection, report and certification
Communal and flat entrance fire doors	Governing standard / lawFS(E)R 2022, Regulation 10 for buildings above 11m	When requiredQuarterly / annual	SR's roleInspection, report and certification
Communal fire alarm	Governing standard / lawBS 5839-1	When requiredWeekly test / six monthly service	SR's roleTesting, servicing and certification
Communal emergency lighting	Governing standard / lawBS 5266-1	When requiredMonthly test / annual test	SR's roleTesting, servicing and certification
Communal fire extinguishers	Governing standard / lawBS 5306-3	When requiredMonthly check / annual service	SR's roleTesting and certification
Communal / landlord supply EICR	Governing standard / lawBS 7671 with a risk based approach	When requiredUp to 5 years based on risk	SR's roleTesting, report and certification
Communal gas safety	Governing standard / lawGSIUR 1998	When requiredAnnual gas safety check	SR's roleInspect, record and certificqation
Communal water / legionella	Governing standard / lawACoP L8 / HSG274	When requiredReviewed regularly (2 yrs common)	SR's roleManage and arrange
Communal area PAT	Governing standard / lawIET Code of Practice	When requiredRisk based	SR's roleTesting and certification

Why managing block compliance across the year is so hard

Managing London blocks involves multiple compliance duties across different schedules. Block management compliance services London helps track renewal dates and required evidence.

Different cycles

Fire doors quarterly, alarms every six months, and gas, extinguishers and emergency lighting annually.

Five-year EICR

Electrical reports follow a five-year cycle.

Fire risk assessments

Reviews follow set periods with records kept.

Multiple blocks

Each block has its own dates and records.

Spreadsheets

They record dates but do not manage the full calendar.

Separate contractors

Each contractor covers its own service.

Missed renewals

Gaps create insurance, enforcement and director liability risks.

Legionella reviews

Regular risk assessments and reviews, with records kept up to date.

SR maps every duty, schedules the year, tracks renewals and keeps compliance evidence across the portfolio. As a property compliance company London, SR gives managing agents and RMC/RTM directors one clear compliance position.

Changing managing agent, or taking over a block? Know what you're inheriting

Taking over a block means checking its compliance records, duties and renewal dates. Residential block compliance in London helps new agents, RMCs and RTMs find any gaps.

For higher-risk buildings, BSA 2022 golden-thread information forms part of the handover. The outgoing agent hands over compliance records.

Book a handover compliance check

How the block came to you

First-tier Tribunal manager

A Tribunal manager appointment is fault-based.

Right to Manage

Right to Manage is no-fault.

SR Maintenance checks the block independently and shows the new party any gaps.

RMC and RTM directors: your personal exposure, explained

RMC and RTM directors are volunteer leaseholders, not compliance experts. RMC / RTM compliance London helps them track key duties and records. SR Maintenance gives directors a clear compliance record with supporting evidence.

Company duty

The RMC or RTM company remains responsible for common parts. An agent does not remove this duty.

Fire safety

Breaching the Fire Safety Order is a criminal offence.

BSA 2022

Section 101 covers serious safety breaches in higher-risk buildings. Conviction carries up to 2 years’ imprisonment, a fine, or both.

Volunteer directors

Section 161(4) gives protection in specific cases. A solicitor confirms the exact scope.

Service charges

Leaseholders have rights to challenge charges and apply to the First-tier Tribunal for a manager on fault grounds.

Building Safety Act 2022

Higher-risk buildings and the Building Safety Act 2022

Higher-risk buildings have extra block management legal requirements under the Building Safety Act 2022. SR Maintenance maps duties, works through in-house engineers and keeps evidence of the compliance work.

A higher-risk building is

18mor7 storeys

At least 18 metres or 7 storeys, with 2 or more homes.

Accountable Person

The principal accountable person registers the building with the BSR and applies for a building assessment certificate.

Golden thread

Building information, safety case reports, resident engagement, and safety reports form part of the records.

2026 BSR change

On 27 January 2026, the BSR became a standalone organisation under MHCLG.

Compliance works, Section 20 and the service charge

Compliance works bring costs that need early planning. Section 20 applies when works cost over £250 per leaseholder, or a long-term agreement over 12 months costs over £100 per year.

Fire-door, alarm and electrical works need proper planning. SR Maintenance helps directors plan works, budget costs and prepare Section 20 consultation in good time.

Section 20 triggers on

£250

per leaseholder for one-off works.

Or a long-term agreement over

£100/yr

for agreements running over 12 months.

How SR manages your block's compliance

SR checks the block, plans the work, sets the dates, and keeps the records. A property management compliance checklist tracks each duty, with payment for completed work only.

Audit

The block is checked for compliance gaps, missing records and work that needs attention.

Plan

The required work, key dates and suitable specialists are set out in a clear plan.

Schedule

Each duty is given a date, with the right specialist assigned for the work.

Deliver or coordinate

Our services are handled directly, like FRA, EICR, gas safety, and EPC, and for asbestos or LOLER specialists arranged as needed.

Evidence

Clear records and certificates are kept for each completed duty and check.

Block compliance across all 33 London boroughs and the M25

SR Maintenance supports agents across 33 London boroughs, the City of London and the M25. Compliance for managing agents London covers older, converted, mixed-use, high-rise blocks and commercial property compliance.

Barking and Dagenham

Barnet

Bexley

Brent

Bromley

Camden

City of London

Croydon

Ealing

Enfield

Greenwich

Hackney

Hammersmith and Fulham

Haringey

Harrow

Havering

Hillingdon

Hounslow

Islington

Kensington and Chelsea

Kingston upon Thames

Lambeth

Lewisham

Merton

Newham

Redbridge

Richmond upon Thames

Southwark

Sutton

Tower Hamlets

Waltham Forest

Wandsworth

Westminster

Block management compliance FAQs

Who is responsible for fire safety in a block of flats

The responsible person under the Fire Safety Order is responsible for fire safety. This is usually the freeholder, RMC, or RTM. A managing agent acting for them does not take away this duty.

Is the managing agent legally responsible for compliance?

Not in most cases. The managing agent carries out agreed compliance work for the freeholder, RMC, or RTM. The legal duty stays with the main duty-holder unless the agent has day-to-day control.

How often must communal fire doors be checked?

For buildings over 11m, communal fire doors need checks every three months. Flat entrance doors need an annual check on a best-endeavours basis under Regulation 10.

Does a block of flats need a communal EICR?

There is no fixed legal interval for communal electrical supplies. The inspection period depends on risk, with five years commonly used as the maximum interval.

Can an RMC or RTM director be personally liable?

Yes. The company and its directors carry the legal duties. Using a managing agent does not remove those duties. Unpaid volunteer directors have specific protection in qualifying building safety cases.

Can SR replace our managing agent?

No. SR is an independent property compliance management company. It works alongside managing agents, freeholders, RMCs and RTMs to manage property compliance.

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