Kings Oak
Senior Residential Block Manager – Leasehold, Service Charges & Compliance
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Senior Residential Block Manager – Leasehold, Service Charges & Compliance
Location: Harrow, HA3 | Full-Time | Office-Based Type: Permanent | Salary: £30,000–£55,000 depending on experience
Are you an experienced Residential Block Manager looking for a role where you can take genuine ownership of your portfolio and progress your career?
We are a growing property company expanding our residential property and block management operations across London. We are looking for an experienced Residential Block Manager to manage a portfolio of residential blocks, with a strong focus on leasehold management, service charges, compliance, fire safety, major works, communal maintenance, and contractor management.
This is a genuine residential block management role, with direct exposure to senior leadership and the opportunity to help develop our growing block management division.
IMPORTANT – PLEASE READ
Residential block management experience is essential. This is not primarily a Facilities Manager, Facilities Management, Residential Lettings, Tenancy Management, or general Property Management position. Candidates whose experience is primarily workplace/office facilities, hotel facilities, soft/hard FM, or general facilities management, without substantial residential block/leasehold management experience, are unlikely to be suitable. The core of the role is the management of residential blocks and the communal, external, and building-related aspects of those properties.
About the Role
You will take responsibility for the day-to-day and strategic management of a portfolio of residential blocks, ensuring properties are:
- Properly managed, safe, and compliant
- Well maintained and professionally presented
- Financially controlled and regularly inspected
- Supported by appropriate contractors and suppliers
- Managed in accordance with leases and relevant legislation
The role covers service charges, leasehold matters, Section 20, fire safety, statutory compliance, major works, maintenance, insurance, contractors, communal areas, and landlord/freeholder/leaseholder relationships. There is also a smaller element of commercial property management, including industrial estates, high street units, gyms, and offices. However, residential block management is the primary focus. Some properties are let to local authorities, housing providers, or long-term housing brokers, so the role may involve liaising with councils and housing providers from a building/landlord management perspective.
Key Responsibilities
Residential Block Management – Core Responsibility
- Manage a portfolio of residential blocks, taking ownership of their performance and day-to-day management
- Manage communal, external, and building-related aspects
- Act as a key contact for landlords, freeholders, leaseholders, residents, contractors, and other stakeholders
- Conduct regular site and communal-area inspections
- Identify defects, maintenance, and compliance issues and ensure they are followed through to completion
- Maintain accurate property records and action trackers
Leasehold & Section 20
- Manage day-to-day leasehold matters
- Understand and apply lease obligations
- Deal professionally with leaseholder queries
- Manage Section 20 consultation processes and associated major works
- Maintain appropriate notices and records
- Liaise with solicitors/professional advisers where required
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Service Charges & Financial Management
- Prepare, manage, and monitor service charge budgets
- Review expenditure and identify unusual costs or discrepancies
- Monitor expenditure against budgets
- Coordinate service charge demands
- Monitor arrears and liaise with accounts on recovery
- Identify cost savings and value-for-money opportunities
- Monitor financial performance of individual blocks
Fire Safety & Building Compliance
- Compliance is a key responsibility.
- Monitor the compliance position of each block, including documentation, inspections, and remedial actions, covering where applicable:
- Fire Risk Assessments and fire safety
- Fire doors and remedial works
- Fire alarm/detection and emergency lighting
- EICR/electrical safety
- Gas safety
- Asbestos
- Legionella/water hygiene
- Lift inspections and statutory requirements
- Building insurance
- Other statutory inspections and certification
- Maintain a block-by-block compliance tracker, arrange renewals/inspections, follow up remedial works, retain evidence of completion, and promptly escalate significant risks.
Repairs, Maintenance & Major Works
- Manage reactive repairs and planned maintenance
- Obtain and compare quotations and instruct contractors
- Monitor works through to completion and inspect completed works
- Manage refurbishment and major works programmes
- Identify recurring issues and recommend longer-term solutions
- Assist with procurement/tendering
- Maintain records of works, costs, warranties, and documentation
Contractors & Suppliers
- Build relationships with reliable contractors and suppliers
- Maintain an approved contractor database
- Obtain competitive quotations where appropriate
- Monitor performance, quality, cost, and responsiveness
- Ensure insurance and compliance documentation is held
- Address poor performance and develop suitable longer-term supplier relationships
Inspections, Standards & Insurance
- Conduct regular residential block inspections
- Inspect communal/external areas and building systems
- Prepare inspection reports and maintain action lists
- Monitor cleanliness, lighting, access, fire safety, and general presentation
- Identify health, safety, maintenance, and compliance issues
- Manage building insurance information and assist with claims
- Liaise with insurers, brokers, loss adjusters, and contractors
Councils, Housing Providers & Commercial Properties
- Liaise with local authorities, housing providers, and housing brokers where required
- Manage building/landlord aspects of long-term rental arrangements
- Manage the building, maintenance, compliance, insurance, and contractor aspects of a smaller commercial portfolio including industrial, retail, gym, and office properties
Systems, Processes & Growth
- Help develop the growing block management operation through:
- Standardised block management templates and digital records
- Block-specific SOPs
- Compliance, maintenance, and inspection trackers
- Contractor/emergency contact lists
- Emergency procedures for major leaks, lift failures, fire incidents, and serious building defects
- Improved reporting and operational processes
- Identifying new block management instructions
- Supporting onboarding and portfolio expansion
- Identifying opportunities to improve profitability and efficiency
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About You
We are looking for an experienced, commercially minded, and proactive Residential Block Manager who can confidently manage the practical, financial, leasehold, and compliance aspects of residential buildings.
Essential Experience
- Minimum 3 years' residential block management experience
- Strong experience managing residential blocks and communal areas
- Good understanding of leasehold management
- Strong knowledge of service charges and service charge budgets
- Experience with Section 20 and major works
- Experience managing building compliance and statutory certification
- Practical fire safety and Fire Risk Assessment experience
- Experience managing repairs, maintenance, and contractors
- Experience conducting residential block inspections
- Experience dealing with landlords, freeholders, and leaseholders
- Strong organisational and administrative skills
- Ability to manage multiple properties, issues, and deadlines
- Full UK driving licence and access to a vehicle
Desirable
- IRPM / TPI / equivalent qualification or currently studying
- Commercial block/property management experience
- Experience with councils, housing providers, or housing brokers
- Experience managing lifts and communal building systems
- Major refurbishment experience
- Experience establishing block management systems/procedures
What We Are NOT Looking For
This is not primarily a Facilities Management role. We are particularly interested in candidates whose career background includes:
Residential Block Management → Leasehold → Service Charges → Section 20 → Fire Safety → Compliance → Major Works → Communal Maintenance → Contractors → Leaseholder Management
A background solely in:
- Facilities Management
- Workplace/Office Facilities
- Hotel Facilities
- General FM
- Soft Services
- Hard FM
would not normally provide the residential block management experience required.
Why Join Us?
- £30,000–£55,000, depending on experience
- Direct access to C-suite decision makers
- Exposure to property investment and business strategy
- Join a company in a significant growth phase
- Genuine career progression and increased responsibility
- Ownership of a diverse residential block portfolio
- Opportunity to help develop our block management division
- Exposure to leasehold, compliance, major works, service charges, and building management
- Collaborative working environment
- Free parking
- Excellent transport links
Career Progression
As the company grows, there is potential for:
- Larger portfolios
- Increased client responsibility
- Departmental/team management
- New business development
- Future leadership responsibilities
You will have direct exposure to senior leadership and the opportunity to contribute to the growth of the business.
Location & Working Hours
Location: Harrow, HA3
Hours: Monday–Friday, 8:30am–6:00pm
Work location: In person / office-based, with regular property/site visits
Work authorisation: Must have the right to work in the UK.
Ready to Grow With Us?
If you are an experienced Residential Block Manager who understands leasehold management, service charges, compliance, fire safety, and major works, and wants genuine ownership and career development, we would like to hear from you. Apply today and help shape the future of our growing block management division.
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