For Managing Agents, RTM Companies and Freeholders

Block Maintenance Contracts in London

Stop paying for the same breakdowns every winter. One programme for the whole block: every HIU serviced before the season, a photographed report per flat, a block summary the directors can approve, and a same-day line when something fails.

Survey fee credited against year one. No charge for flats we cannot access. Block rates that step down.

Mainteniq provides block maintenance contracts for managing agents, right-to-manage companies, freeholders and landlords of residential blocks across Greater London, all 32 boroughs, from our Westminster SW1 base. A block programme covers every heat interface unit, the communal boilers and plant, fan coil units, MVHR, BMS and the statutory certificates on one annual schedule, priced per unit at block rates. Every flat receives a photographed service report and certificate through our reporting app, the block receives a compliance pack and a block summary, and blocks on a programme get priority on our 24/7 same-day emergency line. Engineers hold SAV Advanced HIU Service Engineer certification and REFCOM F-Gas company certification. The first step is a block survey and a per-unit quote within 48 hours, with the survey fee credited against your first year.

Sound Familiar?

Does This Sound Like Your Block?

If three or more of these are true, the block is being run reactively, and a programme will cost less than the next winter does.

  • Top-floor flats lose hot water every autumn
  • The same three HIUs fail every winter
  • Reactive call-outs are the biggest unplanned line in the service charge
  • Residents email you, you email a contractor, nothing changes
  • The compliance file has gaps and an audit is coming
  • The last contractor did half the block and left no record
  • Getting an engineer into 80 flats is your problem, not theirs
  • Leaseholders want to see what they are paying for

What a Block Programme Changes

Same block, same residents, same budget line. Different outcome.

Today On a block programme
Heating seasonBreakdowns found by residents in the first cold weekEvery HIU and the plant serviced before the season; recurring faults listed and budgeted
Service chargeEmergency rates, unexpected invoices, questions at the AGMOne fixed annual figure, itemised per unit, agreed before the year
EvidenceAn invoice and a WhatsApp photoPhotographed report and certificate per flat, block summary for the directors
ComplianceGas safety, F-Gas and TM44 across three contractors or noneOne compliance pack, renewal dates tracked, filed with the programme
ProgressA spreadsheet nobody trustsEvery flat marked done, no access or follow-up as the programme runs
AccessContractor tries once, gives up on the flats he could not reachAccess plan agreed up front, missed flats rebooked in a mop-up visit
OwnershipPlant-room contractor blames the HIU contractorOne contractor from the plant room to the last flat
The Block Programme

How a Block Comes On To a Programme

Six steps. The survey is the only one that needs your time.

  1. 1

    Block survey

    Engineer walks the block with you or the concierge, photographs a sample of units and the plant, lists every asset. Per-unit quote within 48 hours.

  2. 2

    Fixed per-unit quote

    One annual figure at block rates, itemised. Repairs quoted separately and approved before work.

  3. 3

    Access plan

    Your team or the concierge notifies residents, or we send the notices and book the slots. Decided before day one.

  4. 4

    Serviced flat by flat

    Around 90 minutes per HIU, plant on the same programme. Progress visible as it runs.

  5. 5

    Reports and block summary

    Per-unit reports and certificates through Maintivo, then a block summary for the directors.

  6. 6

    Same-day cover all year

    24/7 line, priority for blocks on a programme, the engineer who knows the block.

Four Terms Your Current Contractor Probably Does Not Offer

Moving a block is a risk for the agent. These are written to take the risk off you.

Survey credited against year one

The block survey is deducted from the first year's programme if you sign. A yes costs nothing extra; a no still leaves you with the condition report.

No access, no charge

Flats we cannot get into are not billed. The mop-up visit is included in the price, not added to it.

Block rates that step down

The per-unit price falls as the number of units rises. The structure is in every quote.

Repairs approved before work

Anything beyond the service is quoted separately and signed off by the agent first.

What the Directors See

Every unit is completed in Maintivo on site, so the report is photographed, timestamped and sent the same day. Written for a leaseholder or an auditor, not just an engineer.

  • Photos of every unit, before and after
  • Flow and return temperatures, differential pressure, hot water delivery time
  • Engineer name, SAV certification number, date
  • Block summary: done, no access, faults by pattern, replacements in priority order, next due
Ask for a sample report before you decide. We send one from a real block, with the address removed.
Before the Board Meeting

The Six Questions the Directors Will Ask You

Answers you can forward as they are.

Is this more expensive than what we pay now?

Usually not once call-outs are counted. Most blocks pay for reactive repairs at emergency rates, invoice by invoice, and never add them up. The quote is itemised per unit so the directors can compare it with last year's reactive spend line by line.

What disruption will residents see?

One notified visit per flat, around 90 minutes, booked in a time slot. Residents who miss the slot are rebooked rather than chased. Communal plant is serviced without entering flats.

What if it does not work out?

Twelve-month term with a quarterly summary, so the directors see what was done each quarter rather than waiting a year to judge it.

Who is liable on site?

Mainteniq is SafeContractor approved and REFCOM F-Gas certified. Risk assessments and method statements are provided for the programme, and every engineer on site is named in the report.

Can you work alongside our plant-room contractor?

Yes. Many blocks start with the HIUs only and keep an existing plant contractor. We service what we are asked to and report on the rest, and the block can move the plant across at renewal if it wants one contractor.

What happens when a unit needs replacing?

It appears in the block summary in priority order with a budget indication, so replacements are planned into the service charge rather than discovered at 7am in January.

Everything in the Block, on One Programme

From the plant room to the HIU in the last flat.

Heat interface units
Communal boilers and plant
Fan coil units and MVHR
BMS and controls
Compliance certificates
Communal areas and fabric

Who a Block Programme Is For

Managing agents

One contractor for the block, one report pack, fewer resident emails.

RTM and residents' directors

A fixed figure the AGM can approve, with evidence of what was done in every flat.

Freeholders and portfolio landlords

Several blocks on one programme, block-level reporting for each.

Housing associations and BTR

Suited to estates and schemes that need per-unit records at scale.

Blocks on communal heating, including the Pimlico District Heating Undertaking and the heat networks around Nine Elms, Canary Wharf and Elephant and Castle, are the core of this work. See HIU servicing, BTR maintenance and areas we cover.

Put Your Block on a Programme Before the Heating Season

Send the block address and the number of flats. We book a survey, you get a per-unit quote within 48 hours, and the survey comes off year one if you go ahead.

Block Maintenance Contract FAQs

One annual programme for the whole block: every heat interface unit serviced before the heating season, the communal boilers and plant, fan coil units and MVHR where fitted, the BMS or controls, and the statutory certificates (gas safety, F-Gas records, TM44 where there is communal cooling). Every flat receives a photographed service report and certificate through our reporting app, the block receives a compliance pack and a block summary for the directors, and blocks on a programme get priority on our 24/7 same-day emergency line.

Per unit, at block rates that step down as the number of flats rises, plus the communal assets itemised separately. The figure is fixed for the year and agreed before it starts. Repairs and parts beyond the service are quoted separately and approved by the agent before any work. Flats we cannot access are not billed, and the mop-up visit is included. We quote after a block survey, and the survey fee is credited against the first year if you go ahead.

An engineer walks the block with you or the concierge, photographs a sample of units and the plant room, and lists every asset with its make, model and condition. Within 48 hours you receive a written condition report and a per-unit quote. If you sign, the survey fee comes off the first year's programme. If you do not, you keep the report.

The access plan is agreed before the first visit. Some agents prefer their own team or the concierge to notify residents; others ask us to send the notices and book the time slots. Either works. Flats we cannot reach on the day are logged in the report and rebooked in a mop-up visit at no extra charge, so the programme finishes with every unit accounted for.

Yes. We start with the survey, which also records what the previous contractor did and did not do, then run the first programme from the next sensible date, usually before the heating season. Units with no service history are treated as due now.

Units completed; units with no access and their rebooked dates; faults found, grouped by pattern so recurring problems are obvious; units recommended for repair or replacement in priority order with a budget indication; certificates issued and their renewal dates; and the next service due date. It is written so a leaseholder, a director or an auditor can read it, and it is what the agent puts in front of the board.

Yes. Many blocks on communal heating are run by a residents' management company or an RTM company with a small board of directors. We deal with the board directly or through their agent, provide the same per-unit reports and block summary, and quote in a form that can be approved at an AGM.

A qualifying long-term agreement (over 12 months) where any leaseholder would pay more than the statutory threshold in a year needs consultation under Section 20 of the Landlord and Tenant Act 1985. Our standard term is 12 months, reviewed quarterly, so most blocks fall outside it, and we quote per unit so the agent can check the per-leaseholder figure at once. Where the block prefers a longer agreement we supply the itemised quote and specification the consultation needs.

They are logged in the report as no access with the date and the notice given, which is the record the agent needs under the lease. We rebook them in a mop-up visit at no extra charge, and the block summary lists any units still outstanding so the agent can escalate through the lease rather than lose track of them.

Survey within a week of the first message in most cases, quote within 48 hours of the survey, and the first visits booked for the next available dates once the access plan is agreed. Before the heating season is the ideal start; a block that calls in September is usually serviced before the first cold week.

All 32 London boroughs from our Westminster base. Blocks on communal and district heating are the core of this work: the Pimlico District Heating Undertaking, the heat networks around Nine Elms, Canary Wharf, Elephant and Castle, King's Cross and Stratford, and the mansion blocks of Westminster, Kensington and Chelsea and Camden with communal plant.

24/7 emergency line. same-day response across London.

Something broken right now? Speak to an engineer.

A clear price before any work starts, and a written report after. For planned servicing, compliance certificates and contracts, WhatsApp us and we will call you back.

REFCOM certified REF1024168Gas Safe registered engineersSafeContractor approvedNICEIC certified

+44 783 456 2366WhatsApp us

Emergency HVAC and heating repair in London

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