Service charges are managed through an annual budget process — we prepare a forecast of expected expenditure for the year, present it to the freeholder or RMC, and issue demands to leaseholders at the correct intervals specified in the lease. All expenditure is tracked against budget, and we provide a certified reconciliation of accounts at the year end. Leaseholders receive clear statements and have the right to inspect supporting documents.

We manage flat developments of all sizes — from 2-unit conversions to larger purpose-built blocks. Small developments are proportionally managed — we do not apply a large-block bureaucracy to a small conversion. Our fees are scaled to reflect the number of units and the complexity of management required.

All residential buildings with common parts are subject to the Regulatory Reform (Fire Safety) Order 2005. A fire risk assessment must be carried out by a competent person and reviewed regularly. Communal areas must have appropriate fire detection, emergency lighting and signage. Flat entrance doors must meet fire and smoke resistance standards. Some older conversions may not meet current standards and may require upgrade works.

Buildings insurance for the block is almost always the responsibility of the freeholder or management company under the terms of the leases. We procure competitive buildings insurance, ensuring the reinstatement value is adequate and the policy covers all required risks. Individual leaseholders are responsible for insuring their contents and any improvements they have made.

Leaseholders have significant rights under the Landlord and Tenant Act 1985 and 1987, including the right to challenge unreasonable service charges at the First-tier Tribunal, the right to request a summary of costs, and the right to apply for the appointment of a manager where the current management is unsatisfactory. Property Management Wales welcomes scrutiny — we operate transparently and maintain comprehensive records.

Yes — we frequently advise developers and private landlords on setting up management structures for new flat conversions. This includes reviewing the proposed lease terms, establishing the service charge structure, preparing the initial budget and setting up the management framework before the first leaseholder completes.