East Valley Properties is a specialist residential block managing agent for apartment buildings across Greater London and Essex. Based in Romford, we work exclusively with the people responsible for running blocks of flats - RTM companies, Residents' Management Companies, Share of Freehold companies, freeholders and mixed-use residential developments.
Our focus is the day-to-day management of the building itself: service charges, compliance, health & safety, major works, insurance, contractors and clear communication with leaseholders and directors.
Our block management service is designed for people responsible for the running of a residential apartment building:
We focus on apartment buildings where a hands-on, locally-based managing agent is valued over a large corporate provider.
Block management is the day-to-day running of a residential apartment building on behalf of its freeholder, RTM Company, RMC or Share of Freehold company. In practice, this covers twelve core areas:
Annual service charge budgets, half-yearly or quarterly demands, arrears collection, credit control and clear apportionment in line with each lease.
Client-money-protected trust accounts, year-end service charge accounts, reserve fund tracking and transparent reporting to directors and leaseholders.
Statutory compliance across fire, electrical, gas, water hygiene, lifts and asbestos - with a live compliance register and reminders before certificates expire.
Communal-area risk assessments, contractor RAMS checks, accident reporting and proactive site inspections to identify hazards before they escalate.
Fire Risk Assessments, remedial works, fire door inspections, alarm and emergency lighting testing and Regulatory Reform (Fire Safety) Order compliance.
Support for buildings in scope of the Building Safety Act - Accountable Person duties, safety case reports, resident engagement strategies and cladding remediation projects.
Managing planned major works from specification and tender through to project completion, including roof renewals, external decorations, lift replacements and communal upgrades.
Full statutory Section 20 consultation for qualifying works and long-term agreements, including Notices of Intention, contractor estimates and Notices of Proposal.
Vetted contractors for cleaning, gardening, lifts, electrical and general maintenance - competitively priced, insurance-checked and monitored on quality.
Buildings insurance placement, annual revaluations, terrorism and D&O cover where required, and end-to-end claims handling for leaseholders and directors.
A named property manager, prompt responses to leaseholder queries, notice-board and email updates, and a straightforward online portal for reporting issues.
Support for RTM, RMC and Share of Freehold company directors - AGM organisation, minute-taking, Companies House filings and share/membership certificate administration.
Here's how we work with new clients, from first contact to ongoing management:
We meet with directors or the freeholder to understand the building, its current challenges, and what you need from a managing agent.
We review the building's condition, existing contracts, service charge structure, and any outstanding compliance matters.
We provide a clear management proposal with transparent fees. No hidden charges or complex terms.
We manage the handover from your previous agent, ensuring continuity of service and minimal disruption.
Day-to-day management begins, with regular reporting, responsive communication, and proactive maintenance coordination.
Many clients come to us after experiencing problems with previous managing agents. Here are common issues we resolve:
A well-managed building protects property values, ensures safety compliance, and makes life easier for everyone who lives there.
Poor management leads to deteriorating buildings, escalating costs, and frustrated leaseholders. It can also create legal and safety risks for directors and freeholders.
Good block management isn't glamorous, but it's essential. It's about getting the basics right: clear accounts, responsive repairs, proper compliance, and straightforward communication.
Good block management depends on reliable contractors. We maintain a network of trusted local professionals we regularly work with, from cleaners and electricians to lift engineers and fire safety specialists.
Where We Work
East Valley Properties provides professional block management services across Greater London and Essex, specialising in RTM Companies, Resident Management Companies (RMCs), freeholders and residential developments.
We consider suitable instructions throughout Greater London and Essex, including areas without a dedicated local page, particularly for residential developments, RTM companies and freeholders. Please contact us to discuss your development.
Request a ProposalLooking for a managing agent for a London development? Based outside London? See how we approach block management across Essex. If your development is a smaller purpose-built block or a converted house, our page on managing small blocks of flats in London explains how we keep the service proportionate. .
Block management fees from £1,995 per year. Select the number of flats in your development to see the estimated annual management fee for a standard residential block. The final fee depends on the number of flats, building complexity and services required. No hidden commissions. Private housing estates are assessed and priced separately.
£1,995 / year
Day-to-day management, leaseholder communication, contractor coordination and compliance oversight.
£4,000 / year
Day-to-day management, leaseholder communication, contractor coordination and compliance oversight.
£6,500 / year
Day-to-day management, leaseholder communication, contractor coordination and compliance oversight.
£16,225 / year
Day-to-day management, leaseholder communication, contractor coordination and compliance oversight.
We provide property management services and do not offer legal or valuation advice. Specialist advisers may be required for legal or statutory matters.
Working on a new build scheme? See our developer services for early management advice, service charge budgeting and handover support.
If you're responsible for a private housing estate, communal grounds, private roads, play areas or shared open space rather than an apartment block, our dedicated estate management service is the right fit.
Two ways to start: a free, no-obligation review of how your block is currently managed, or a written management proposal with fixed fees for your building.
"East Valley Property Management Company is the best one I've experienced so far. We've had 2 other property management companies working previously, East Valley are the most professional, prompt & dependable. They do what they say they'll do at their earliest convenience, which is the most important factor that makes all the difference. I'm more than happy to give them a 5-Star rating and this review alongside a strong recommendation."
Block management usually intersects with our other core services. Directors and freeholders we act for often also use us for RTM Support, Service Charge Management, Section 20 Consultation, Fire Safety & cladding remediation, ground rent collection or tenant utility rebilling. Further reading in our Knowledge Centre and answers from our team via Ask the Expert. If you're thinking about a change, start with a free block review or read our guide to changing managing agent. Running a competitive selection process? You can invite East Valley to tender for the management of your development.
Local pages: block management in London, block management in Essex, block management across East London, Leasehold management across East London, Hornchurch, Dagenham, Upminster, Chadwell Heath, Harold Hill and Stratford.
Practical guides and legal updates our team has written on this area:
Tribunal guidance confirms that making a building safe under the Building Safety Act may involve more than replacing the visible external cladding, with implications for RTM Companies, RMCs and leaseholders.
Read the guide Major WorksGuidance for RTM Companies, RMCs and Freeholders on whether surveyors, engineers, architects and project managers count as qualifying expenditure and require Section 20 consultation.
Read the guide Service ChargesHow insurance commissions work in residential block management, why transparency matters, and how East Valley approaches buildings insurance on the blocks we manage.
Read the guide