East Valley Block Management is an independent managing agent serving Greater London and Essex. Our block management fees start from £1,995 per year. We do not currently charge VAT or take commissions on building insurance, communal utilities or contractors’ invoices. The published schedule below covers blocks of 1 to 200 flats, helping RTM companies, RMCs, share-of-freehold companies and freeholders estimate an indicative fee before requesting a proposal. The final fee depends on the development and its management requirements.
This pricing is for purpose-built blocks, converted buildings and mixed-use developments containing residential flats.
This pricing does not apply to private housing estates or developments consisting primarily of houses. Estate management is priced separately according to the shared land, roads, landscaping, equipment and services requiring management.
From £1,995
per year
No VAT
not currently charged
No commissions
insurance, utilities or contractors
Block and estate management across Greater London and Essex
Every block is different, so we quote a clear, fixed annual fee upfront rather than an open-ended charge. Our management fee is what we are paid: we do not take commissions from contractors, building insurance or communal utility supply, and any charge that sits outside the annual fee is identified in writing before work is instructed.
All figures on this page are starting fees. The fee for your block is confirmed in a written proposal.
For an instant indicative figure, use our block management fee estimator. If you are comparing agents, our guide to changing managing agent covers notice periods and handover, and service charge management explains how budgets and accounts are handled. For the wider service, see block and estate management or how we work with blocks across London. If yours is a converted house or a smaller development, we explain why the cost per flat is higher on managing small blocks in London.
We believe clients should understand how their managing agent is paid. Select the number of flats in your development to see the estimated annual management fee for a standard residential block.
This pricing is for purpose-built blocks, converted buildings and mixed-use developments containing residential flats.
This pricing does not apply to private housing estates or developments consisting primarily of houses. Estate management is priced separately according to the shared land, roads, landscaping, equipment and services requiring management.
Enter the number of flats in your development to see our standard starting management fee.
| Number of flats | Estimated annual management fee |
|---|---|
| 1 | £1,995 |
| 2 | £1,995 |
| 3 | £1,995 |
| 4 | £1,995 |
| 5 | £2,100 |
| 6 | £2,400 |
| 7 | £2,800 |
| 8 | £3,200 |
| 9 | £3,600 |
| 10 | £4,000 |
| 11 | £4,100 |
| 12 | £4,200 |
| 13 | £4,550 |
| 14 | £4,900 |
| 15 | £5,250 |
| 16 | £5,350 |
| 17 | £5,525 |
| 18 | £5,850 |
| 19 | £6,175 |
| 20 | £6,500 |
| 21 | £6,825 |
| 22 | £7,150 |
| 23 | £7,475 |
| 24 | £7,800 |
| 25 | £8,125 |
| 26 | £8,450 |
| 27 | £8,775 |
| 28 | £9,100 |
| 29 | £9,425 |
| 30 | £9,750 |
| 31 | £10,075 |
| 32 | £10,400 |
| 33 | £10,725 |
| 34 | £11,050 |
| 35 | £11,375 |
| 36 | £11,700 |
| 37 | £12,025 |
| 38 | £12,350 |
| 39 | £12,675 |
| 40 | £13,000 |
| 41 | £13,325 |
| 42 | £13,650 |
| 43 | £13,975 |
| 44 | £14,300 |
| 45 | £14,625 |
| 46 | £14,950 |
| 47 | £15,275 |
| 48 | £15,600 |
| 49 | £15,925 |
| Number of flats | Estimated annual management fee |
|---|---|
| 50 | £16,225 |
| 51 | £16,525 |
| 52 | £16,825 |
| 53 | £17,125 |
| 54 | £17,425 |
| 55 | £17,725 |
| 56 | £18,025 |
| 57 | £18,325 |
| 58 | £18,625 |
| 59 | £18,925 |
| 60 | £19,225 |
| 61 | £19,525 |
| 62 | £19,825 |
| 63 | £20,125 |
| 64 | £20,425 |
| 65 | £20,725 |
| 66 | £21,025 |
| 67 | £21,325 |
| 68 | £21,625 |
| 69 | £21,925 |
| 70 | £22,225 |
| 71 | £22,525 |
| 72 | £22,825 |
| 73 | £23,125 |
| 74 | £23,425 |
| 75 | £23,725 |
| 76 | £24,025 |
| 77 | £24,325 |
| 78 | £24,625 |
| 79 | £24,925 |
| 80 | £25,225 |
| 81 | £25,525 |
| 82 | £25,825 |
| 83 | £26,125 |
| 84 | £26,425 |
| 85 | £26,725 |
| 86 | £27,025 |
| 87 | £27,325 |
| 88 | £27,625 |
| 89 | £27,925 |
| 90 | £28,225 |
| 91 | £28,525 |
| 92 | £28,825 |
| 93 | £29,125 |
| 94 | £29,425 |
| 95 | £29,725 |
| 96 | £30,025 |
| 97 | £30,325 |
| 98 | £30,625 |
| 99 | £30,925 |
| Number of flats | Estimated annual management fee |
|---|---|
| 100 | £31,225 |
| 101 | £31,525 |
| 102 | £31,825 |
| 103 | £32,125 |
| 104 | £32,425 |
| 105 | £32,725 |
| 106 | £33,025 |
| 107 | £33,325 |
| 108 | £33,625 |
| 109 | £33,925 |
| 110 | £34,225 |
| 111 | £34,525 |
| 112 | £34,825 |
| 113 | £35,125 |
| 114 | £35,425 |
| 115 | £35,725 |
| 116 | £36,025 |
| 117 | £36,325 |
| 118 | £36,625 |
| 119 | £36,925 |
| 120 | £37,225 |
| 121 | £37,525 |
| 122 | £37,825 |
| 123 | £38,125 |
| 124 | £38,425 |
| 125 | £38,725 |
| 126 | £39,025 |
| 127 | £39,325 |
| 128 | £39,625 |
| 129 | £39,925 |
| 130 | £40,225 |
| 131 | £40,525 |
| 132 | £40,825 |
| 133 | £41,125 |
| 134 | £41,425 |
| 135 | £41,725 |
| 136 | £42,025 |
| 137 | £42,325 |
| 138 | £42,625 |
| 139 | £42,925 |
| 140 | £43,225 |
| 141 | £43,525 |
| 142 | £43,825 |
| 143 | £44,125 |
| 144 | £44,425 |
| 145 | £44,725 |
| 146 | £45,025 |
| 147 | £45,325 |
| 148 | £45,625 |
| 149 | £45,925 |
| Number of flats | Estimated annual management fee |
|---|---|
| 150 | £46,225 |
| 151 | £46,525 |
| 152 | £46,825 |
| 153 | £47,125 |
| 154 | £47,425 |
| 155 | £47,725 |
| 156 | £48,025 |
| 157 | £48,325 |
| 158 | £48,625 |
| 159 | £48,925 |
| 160 | £49,225 |
| 161 | £49,525 |
| 162 | £49,825 |
| 163 | £50,125 |
| 164 | £50,425 |
| 165 | £50,725 |
| 166 | £51,025 |
| 167 | £51,325 |
| 168 | £51,625 |
| 169 | £51,925 |
| 170 | £52,225 |
| 171 | £52,525 |
| 172 | £52,825 |
| 173 | £53,125 |
| 174 | £53,425 |
| 175 | £53,725 |
| 176 | £54,025 |
| 177 | £54,325 |
| 178 | £54,625 |
| 179 | £54,925 |
| 180 | £55,225 |
| 181 | £55,525 |
| 182 | £55,825 |
| 183 | £56,125 |
| 184 | £56,425 |
| 185 | £56,725 |
| 186 | £57,025 |
| 187 | £57,325 |
| 188 | £57,625 |
| 189 | £57,925 |
| 190 | £58,225 |
| 191 | £58,525 |
| 192 | £58,825 |
| 193 | £59,125 |
| 194 | £59,425 |
| 195 | £59,725 |
| 196 | £60,025 |
| 197 | £60,325 |
| 198 | £60,625 |
| 199 | £60,925 |
| 200 | £61,225 |
The figures shown are starting fees for standard residential blocks. The final fee will be confirmed following our review of the development, lease structure, facilities, compliance requirements and anticipated management workload.
Please contact us for a tailored proposal for developments containing more than 200 flats.
Private housing estates require a separate assessment because their management responsibilities differ from those of blocks of flats.
East Valley Block Management Ltd does not currently charge VAT.
Some services fall outside the routine annual management fee and are charged separately when required.
| Service | Fee |
|---|---|
| Notice of Transfer | £90 |
| Notice of Charge | £90 |
| Management Pack (LPE1) | £300 |
| Deed of Covenant Review | £120 |
| Certificate of Compliance | £120 |
| Licence to Alter | From £150 |
| Duplicate Documents | £30 |
| Company Secretarial Services | £400 per year |
| Annual Service Charge Accounts | £700 per year |
East Valley's management and coordination of routine maintenance services is included within the annual management fee. Contractors' charges for services such as cleaning, gardening and window cleaning are separate and are paid through the development's service charge budget.
We do not take commissions or add mark-ups to building insurance, communal utilities or contractors' invoices. East Valley Block Management Ltd does not currently charge VAT.
East Valley does not rely on commissions as a source of management income. We do not take commissions on contractor invoices, on building insurance, or on communal utility supply. The management fee we quote is what we are paid.
That matters for a service charge budget: where an agent earns income from suppliers, the true cost of management is spread across contractor and insurance costs rather than shown as a fee. Keeping our income to a stated fee means directors can see what management costs and compare it properly.
Additional services are identified separately rather than absorbed into supplier costs. Major works or specialist projects outside the standard management scope are quoted separately, and any applicable fee is identified before the work is instructed.
A full management service, included in your fixed annual fee.
Dedicated property manager
Local site visits
Repairs & maintenance coordination
Service charge budgeting & reporting
Contractor management
Leaseholder communication
Compliance tracking
Some specialist services sit outside the standard management fee. We always quote these clearly, so you have full flexibility and visibility.
5–10% of project value, agreed upfront before works start.
£400 per year. Annual service charge accounts are £700 per year.
Quoted separately based on the building's height, risk and regulatory requirements.
Optional cover available: included within standard hours, with a clear quoted add-on for 24/7 response.
Setting up a Right to Manage company? Our standalone RTM service starts from £1,500, and for qualifying blocks we also offer Funded Right to Manage with a £0 East Valley RTM service fee, conditional on an agreed 24-month management appointment.
Major works administration should be proportionate to the size of the project.
Many smaller residential blocks occasionally need to carry out qualifying major works requiring consultation under Section 20 of the Landlord and Tenant Act 1985.
For a small block, a large fixed Section 20 administration fee can add disproportionately to the overall cost of relatively modest works.
East Valley Properties therefore uses a straightforward tiered fee structure based on the value of the works.
| Value of works | Fee |
|---|---|
| Works up to £5,000 | £500 |
| Works between £5,001 and £15,000 | £750 |
| Works between £15,001 and £30,000 | £1,000 |
| Works above £30,000 | £1,500 |
These fees apply per qualifying project and reflect the statutory consultation requirements, administration, contractor liaison, leaseholder communications and preparation of consultation notices.
These are East Valley Properties' fee bands for administering Section 20 consultation. They are not statutory Section 20 thresholds. Whether consultation is required depends on the statutory rules and the leaseholders' individual contributions.
For a four, six or eight-flat development, the administration fee for a £5,000 major-works project should not be treated in the same way as a £50,000 project.
Our tiered approach keeps the cost of administering the consultation proportionate to the scale of the works, while giving directors of RTM companies and RMCs, and their leaseholders, clarity over the fee before the process begins.
If a small block needs to consult on £5,000 of qualifying works, our Section 20 administration fee would be £500.
This provides directors with a predictable fee while keeping the administration cost proportionate to the project.
Where qualifying works require consultation under Section 20, the fee covers our administration of the statutory consultation process, including:
The fee covers the administration of the consultation itself. It does not include surveyor or project-manager fees, preparation of technical specifications, legal advice, specialist fire or building-safety advice, procurement work beyond the normal Section 20 administration, contract administration or professional supervision of the works.
Depending on the project, additional professional costs such as surveyor, specification, project-management or legal fees may be required and would be agreed separately.
For background on the statutory process, see our guide to Section 20 notices explained and our Expert Answer on whether Section 20 applies to professional fees.
Local East London team with people on the ground
Hands-on management - not a call centre
Experience with RTM and leaseholder-led buildings
Strong focus on cost control and efficiency
Blocks that move to us from a larger agent often find the management fee is only part of the picture. We set out the annual fee, the services included and anything quoted separately in one written proposal, so the total cost can be compared properly.
Tell us about your block and we'll provide a clear, no-obligation quote tailored to your building.
Request a free initial budget and management health check before deciding whether to change agents.
Request a Free Budget Health CheckPreliminary document review only. Not a statutory audit, legal opinion or certification of the service-charge accounts.