4 to 7 flats
Small Block Management
£275 per month fixed fee
For converted houses and compact purpose-built blocks where the work is still real, even if there are only a few doors.
Archive index SVC 01, Chelmsford service file
Services, Fees And The Work CTC Will Actually Chase.
This page is deliberately plain about money. Directors should know early whether CTC fits their block, their building type and their tolerance for proper records.
Management Packages
Fees For Blocks From 4 To 48 Flats.
8 to 24 flats
Core Block Management
£21.50 per flat per month
Minimum monthly fee £240. Covers the regular management rhythm most Chelmsford blocks need.
25 to 48 flats
Larger Block Management
£18.75 per flat per month
Quoted after a site walk, especially where lifts, gates, plant rooms or heavy footfall change the inspection pattern.
Included Work
The Routine Work That Stops A Block Drifting.
- Service charge budgets, demands and practical reserve fund prompts.
- Arrears prompts and director updates, with solicitor handover if legal action is needed.
- Contractor instructions, maintenance log, quote comparison and invoice matching.
- Site inspections at the agreed rhythm, with notes and photographs.
- Insurance renewal prompts, compliance record chasing and board updates.
- AGM preparation, minutes, action lists and resident communications.
Extra Work
Priced Separately So The Regular Fee Stays Honest.
- New block takeover and records audit: £420 one-off, including leases, two years’ accounts, insurance schedule, contractor list and open maintenance issues.
- Section 20 major works administration: 5% of contract value, minimum £650, covering notices, tender log and leaseholder updates.
- Company secretarial support for resident management companies: £180 per year for confirmation statement reminders, director register housekeeping and Companies House filing prompts.
- Insurance claims support, out-of-cycle meetings and records reconstruction where a building has inherited a muddled file.
Records That Last
The Bit I Care About Most: Records That Survive People Moving On.
A small block can look organised while everything important is actually living in people’s private inboxes. One director has the roof quote, another has the insurance schedule, a former treasurer has a spreadsheet, and the person who remembers why the bin store lock was changed has sold and moved to Suffolk. That is not management. That is a building balanced on memory.
When I take on a block I build the file so the next director can understand it without knowing the personalities. There should be named folders for insurance, fire safety, accounts, contracts, meetings, leaseholder correspondence and photographs. A roof leak should have dates, weather notes, contractor comments and the invoice matched to the approval. A decision to delay a repair should sit beside the reason, not vanish into a thread called “quick question”. If a director resigns, the building should not lose its history with them.
This is the unshowy work I care about because it prevents expensive confusion. It means the cleaner’s contract can be reviewed without hunting for an old email. It means a service charge increase can be explained with invoices instead of embarrassment. It means leaseholders who ask reasonable questions are answered from the file, not from somebody’s tired recollection after work.
Work Turned Away
Clear Edges Make Better Management.
- AST lettings, tenant finding, rent collection or day-to-day landlord management for individual rented flats.
- Blocks over 18 metres, cladded high-rise buildings or specialist Building Safety Act principal accountable person services.
- Facilities management for offices, shops, industrial estates or purely commercial premises.
- Legal advice, forfeiture action or tribunal representation. CTC can organise papers for a solicitor but will not act as one.
- One-off emergency callouts for blocks that are not under management.
Fee Footnotes
The Small Print, Written In Normal English.
- VAT: CTC is not currently VAT registered, so the management fees shown above are not currently subject to VAT.
- Minimum engagement is 12 months, with a 3-month settling-in review and no setup deposit beyond the records audit fee.
- Service charge funds are held in a designated client account. CTC does not hold cash and does not take card payments at residents’ doors.
- The minimum monthly fee for core block management is £240 because even a quiet building still needs accounts, records and somebody to answer the small things.
- Major works administration is charged separately because Section 20 notices, tender logs and leaseholder updates are not normal monthly maintenance.
- Cheap management usually means an unmade phone call somewhere. Claire would rather price the work properly than apologise later.
No Form, Just The File Facts
Email The Block Address, Number Of Flats And The Main Problem.
Office hours are Monday to Thursday 9:00am to 5:30pm and Friday 9:00am to 3:00pm. Closed weekends and bank holidays.