Best AI tools for UK block managers in 2026
Six AI tools a UK block manager will meet, scored on the jobs each covers, set-up, approval, support, a price you can read and track record.
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Block and property managers
Guides to the admin that eats a firm's week, and reviews of the software that claims to fix it. 56 guides and 2 reviews so far.
Free toolsBest buysQuestions answeredKey factsGlossaryKey datesSection 20 and major worksService charges and arrearsBuilding safetyLeasehold law changesRunning the firm
Free tools
Section 20: which consultation appliesFour questions on what is being bought, the largest share, the urgency and public notice, leading to one of eight outcomes with the regulation behind each.Fire and building safety: which duties applyFour questions on where the block is, how many homes, its height and its evacuation strategy, leading to the duties that apply, each with its rule.Section 20 checker: does this need consultation, and what are the dates?Enter the cost, the number of units and the notice date to see whether Section 20 applies, what is recoverable without it, and the earliest date for each stage.Service charge demand checker: the 18-month rule and the three things a demand must carryCheck a service charge demand against the 18-month rule, the summary of rights and the landlord's address, with what each failure costs and the fix.Service charge year calendar: demands, accounts, inspection and the 18-month clockEnter the year end and number of flats to get demand dates, the section 21 and 22 deadlines, the 18-month cut-off and whether a certificate is needed.Service charge arrears letter maker: reminder, formal reminder, final letter before actionMake a service charge arrears letter with the sum and dates filled in: a reminder, a formal reminder and a final letter before action that stays inside the law.Section 22 inspection reply makerA leaseholder asks to inspect service charge invoices. What section 22 covers, the one-month and two-month clocks, the £2,500 offence and a reply to send.Residential PEEPs letter to residents makerResidential PEEPs became law in England on 6 April 2026. Which blocks are in scope, the six duties, who pays, the 12-month reviews and a letter to residents.Director identity verification email makerThe 12-month transitional period for director identity verification ends on 17 November 2026. What an RMC or RTM company must file, and what a late one risks.Admin scorecard for a block management firm: the office hours a week that could be prepared by AI and checked by you, job by jobEnter the hours a week your firm spends on leaseholder emails, Section 20, compliance dates and arrears to see which jobs AI could prepare for you.Block management readiness check: ten yes-or-no questions on Section 20, demands, accounts, arrears and fire safetyTen yes-or-no questions for a block managing agent in England on Section 20, demands, the 18-month rule, accounts, arrears letters and fire safety.Fire door check access letter makerIn blocks above 11 metres in England, communal fire doors are checked every 3 months and flat entrance doors every 12. What to look at, record and send.Section 20 major works checklist26 steps for a Section 20 major works consultation in England, from testing the cost against £250 to the reasons notice and the demand, each with its rule.Service charge apportionment calculator: what each flat pays, each demand, and the works cost that triggers Section 20Enter the block budget, the reserve contribution and a flat's lease percentage to see its yearly charge, each demand, and the works cost that needs Section 20.Service charge year-end checklist25 steps for the service charge year end: closing the books, the accountant's certificate, the balancing demand, section 21 and 22 requests and the budget.
Best buys
Best AI tools for UK block managers in 2026
Six AI tools a UK block manager will meet, scored on the jobs each covers, set-up, approval, support, a price you can read and track record.
Best block management software for UK managing agents in 2026
Seven block management systems for UK managing agents, scored on the jobs each covers, independent reviews, a price you can read and client accounts.
Section 20 and major works
Do these works need a Section 20 consultation? Four questions to the schedule that applies
Four questions on what is being bought, the largest share, the urgency and public notice, leading to one of eight outcomes with the regulation behind each.
Section 20 checker: does this job need consultation, and what are the dates?
Enter the cost, the number of units and the notice date to see whether Section 20 applies, what is recoverable without it, and the earliest date for each stage.
The Section 20 consultation process, stage by stage, with what each notice must say
The three stages of a Section 20 consultation for works and for long-term agreements, the 30-day periods, what each notice must say and what a tribunal checks.
Section 20 dispensation: how to apply under section 20ZA, what it costs and what the tribunal looks for
How a managing agent applies to dispense with Section 20 consultation: form Leasehold 5, the £200 and £300 fees, the prejudice test and a leaseholder letter.
Section 20 consultation checklist for major works: from the first notice to the contract
26 steps for a Section 20 major works consultation in England, from testing the cost against £250 to the reasons notice and the demand, each with its rule.
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How ready is your firm for AI? Find out in 3 minutes.Take the 3-minute readiness scorecardService charges and arrears
Can a landlord forfeit a lease over service charge arrears? £350 or three years, worked
A leaseholder owes a few hundred pounds and forfeiture is threatened. Section 167 sets £350 or three years. Worked on five flats, plus the tribunal step.
The 18-month rule for service charge: when a late demand cannot be recovered, and the notice that saves it
Section 20B bars recovery of service charge costs demanded more than 18 months after they were incurred, unless a written notice went out first. Dates worked.
Is a ground rent demand valid? Section 166 notices, the 30 to 60 day window and why a late one moves the payment date
A leaseholder owes ground rent only after a section 166 notice, given 30 to 60 days before payment is due. See the window worked out and what the notice says.
What a leaseholder now pays to challenge a service charge at the tribunal: £114 and £227 from 13 July 2026
From 13 July 2026 a service charge application to the First-tier Tribunal costs £114, plus £227 if heard. What changed and what it means for a managing agent.
Is service charge money held in trust? Section 42, the designated account rule that never started, and what to tell leaseholders
Section 42 puts service charge money on statutory trust. The designated account duty and its offence in sections 42A and 42B are still not in force.
Leaseholder asks what commission is on the buildings insurance: the 1985 Act request, the FCA broker rules and what to send
The 1985 Act gives leaseholders an insurance summary in 21 days; FCA rules make the broker disclose commission in pounds. How the two fit together.
Service charge demand checker: the 18-month rule and the three things every demand must carry
Check a service charge demand against the 18-month rule, the summary of rights and the landlord's address, with what each failure costs and the fix.
When are service charge accounts due? A calendar from the year end, with the 18-month clock
Enter the year end and number of flats to get demand dates, the section 21 and 22 deadlines, the 18-month cut-off and whether a certificate is needed.
Service charge arrears letter template for managing agents: three letters before the solicitor
Make a service charge arrears letter with the sum and dates filled in: a reminder, a formal reminder and a final letter before action that stays inside the law.
Do service charge accounts need to be audited? What the Act requires, what the lease requires, and the difference
The 1985 Act requires an accountant's certificate on a requested summary for blocks of more than four flats, not an audit; the lease may require more.
Leaseholder asks to see the invoices: how to answer a section 22 request, with the dates and a reply template
A leaseholder asks to inspect service charge invoices. What section 22 covers, the one-month and two-month clocks, the £2,500 offence and a reply to send.
How much does a county court claim for service charge arrears cost in 2026? Court fees by claim size and a year's bill for a small firm
Court fees for a service charge arrears claim in 2026: £35 to £455 to issue, £27 to £346 for a small claims hearing, and a year's total for a 30-block firm.
Can a landlord recover legal costs through the service charge? The lease test, section 20C and what the 2024 Act will change
A landlord can put legal costs on the service charge only if the lease clearly allows it, and a section 20C order can still keep them out. The tests, with sums.
Service charge apportionment calculator: what each flat pays and the works cost that triggers Section 20
Enter the block budget, the reserve contribution and a flat's lease percentage to see its yearly charge, each demand, and the works cost that needs Section 20.
What happens to service charge arrears when a leasehold flat is sold? Who is liable, and the six-month notice
Who owes service charge arrears after a flat is sold: the 1 January 1996 dividing line, what the buyer takes on, and the six-month section 17 notice.
Service charge year-end checklist: accounts, balancing charge and next year's budget
25 steps for the service charge year end: closing the books, the accountant's certificate, the balancing demand, section 21 and 22 requests and the budget.
Building safety
Floor and flat numbers in a high-rise block: the wayfinding signage duty, and how many places need a sign
A high-rise residential building needs clear floor and flat markings on every stair landing and lift lobby. Three block sizes counted to sign positions.
How often must a block fire risk assessment be redone? No fixed interval, six blocks worked
The law sets no review interval for a block fire risk assessment, only "regularly" and after change. Six blocks worked against a written house rule.
Gas safety records for a block's own gas appliances: keep 2 years, copy within 28 days, and the early check that keeps the date, worked
HSE says gas safety checks are yearly, records are kept 2 years and a check up to 2 months early keeps the original date. Worked with dates.
Fire door checks in a block over 11 metres: flat entrance doors every 12 months, communal doors every 3 months, worked for 24 flats
Above 11 metres, flat entrance fire doors are checked every 12 months and communal ones every 3. In a 24-flat block that is 84 door checks a year.
Legionella in a block of flats: who is responsible for the communal water, what HSE says to measure, and what a monthly round adds up to
HSE sets 60, 50 and 20 degrees for hot and cold water. Who holds the Legionella duty for a block's shared tanks and pipes, and how to plan the checks.
How often must the lift in a block of flats be examined? The six-month LOLER rule, the report, and what an overdue date looks like
A passenger lift used at work needs a thorough examination at least every six months under LOLER. What it means for a block, and how to spot a late one.
Asbestos in a block of flats: who holds the duty to manage in the common parts, what the register covers, and why a managing agent cannot take it on
The duty to manage asbestos covers the common parts of a block of flats. The HSE says the owner holds it and a managing agent cannot take it over in law.
Which fire and building safety duties apply to this block? Four questions to the list
Four questions on where the block is, how many homes, its height and its evacuation strategy, leading to the duties that apply, each with its rule.
The Building Safety Act for managing agents: which buildings are caught and what the duties are
The 18-metre and 11-metre tests, the principal accountable person, registration, the safety case report, resident engagement and the leaseholder cost caps.
Residential PEEPs: which blocks are caught from 6 April 2026, what the responsible person must do, and a letter to residents
Residential PEEPs became law in England on 6 April 2026. Which blocks are in scope, the six duties, who pays, the 12-month reviews and a letter to residents.
How often must fire doors be checked in a block of flats? The 11-metre rule, the access record and a check sheet
In blocks above 11 metres in England, communal fire doors are checked every 3 months and flat entrance doors every 12. What to look at, record and send.
Leasehold law changes
The external wall record for a high-rise block of flats: when regulation 5 applies, what it must contain, and six blocks counted
Regulation 5 of the Fire Safety (England) Regulations 2022: when a block needs an external wall record, with six invented blocks tested.
Fire safety instructions for residents: what regulation 9 requires a block of flats to display and hand out, and four blocks counted
Regulation 9 of the Fire Safety (England) Regulations 2022: the notice to display and the copies residents must get, with four invented blocks counted.
Is the service charge limited to what is reasonable? Section 19, advance demands and a balancing credit, worked for twelve flats
Section 19 limits a service charge to costs reasonably incurred. Three year-end outcomes for twelve flats worked to the pound.
The freehold has been sold: the new landlord's duty to tell leaseholders, and four sales worked to dates
When a block's freehold is assigned, the new landlord must give each leaseholder written notice with a name and address. Four sale dates worked to the deadline.
A leaseholder asks for the buildings insurance summary: the 21-day deadline and six requests worked
A leaseholder who pays insurance through the service charge can ask for a summary or the policy. The landlord has 21 days. Six requests worked to dates.
Service charge demand without the landlord's name and address: what is treated as not due, worked for twelve flats
A written demand must carry the landlord's name and address. Without them the service charge part is treated as not due. Twelve flats worked in pounds.
Leaseholder asks for a summary of service charge costs: the deadline on five requests worked
A leaseholder can ask for a written summary of service charge costs. The deadline is one month or six months after year end. Five requests worked.
Administration charge demands need a summary of rights: eight demands worked
A demand for an administration charge needs a summary of rights or the leaseholder may withhold it. Eight demands worked.
Does a residents' company have a person with significant control? The 25% test, worked for 3, 4 and 40 flats
A person with significant control holds more than 25% of shares or votes. With one share per flat, a three-flat block has three; a four-flat block has none.
Leasehold and Freehold Reform Act 2024: what is in force for managing agents on 1 October 2026
Which parts of the Leasehold and Freehold Reform Act 2024 have commenced, which service charge changes still wait for regulations, and what to change now.
Do block managers need a Level 4 qualification? The position on 1 October 2026 and what the TPI route costs
No law requires a block manager to be qualified on 1 October 2026, but licensing is promised. What was proposed, and TPI's fees for Levels 2 to 4: £1,247.
Running the firm
RMC confirmation statement: £50 online, filed within 14 days of the period end, £5,000 fine, worked for a managing agent with 12 blocks
Each residents' company files a confirmation statement yearly: £50 online, 14 days after the period ends, fine up to £5,000. Twelve blocks is £600 a year.
Residents' management company accounts at Companies House: due 9 months after year end, with late penalties of £150 to £1,500 worked across twelve blocks
A private company's accounts are due 9 months after year end. Late filing costs £150 to £1,500. See due dates and penalty totals for twelve RMCs.
Can leaseholders force a change of managing agent? The preliminary notice and the tribunal's power to appoint a manager
Sections 22 and 24 of the Landlord and Tenant Act 1987: the notice a leaseholder serves, the five grounds and what a tribunal order can do.
Can an RMC director be sued personally? What the Companies Act 2006 says about duties and protection
What the Companies Act 2006 says about an RMC director's personal liability: the section 174 care test, void exemptions and court relief.
How does an RMC director resign? The 14-day notice to Companies House, counted by date
An RMC director who steps down must be reported to Companies House within 14 days of the day they leave. The date count and what the board should file.
RMC annual general meeting: how much notice, what counts as a quorum, and what leaseholders can force
A residents' management company must give 14 clear days for a general meeting, usually needs two members present, and must call one if 5% of members ask.
Taking over a block from another managing agent: a handover checklist and the clocks that keep running
What an incoming managing agent should ask for, what the RICS code expects and by when, and the statutory dates a change of agent does not pause.
Companies House identity verification for RMC directors: the transitional period ends on 17 November 2026
The 12-month transitional period for director identity verification ends on 17 November 2026. What an RMC or RTM company must file, and what a late one risks.
How long does a right to manage claim take? At least four months from the claim notice, worked through by date
A right to manage claim takes at least four months from claim notice to acquisition date. The statutory periods, one claim worked by date and the agent's jobs.
Admin scorecard for block managers: how many office hours a week could AI prepare for you to check, job by job
Enter the hours a week your firm spends on leaseholder emails, Section 20, compliance dates and arrears to see which jobs AI could prepare for you.
Block management readiness check: ten yes-or-no questions on Section 20, demands, accounts, arrears and fire safety
Ten yes-or-no questions for a block managing agent in England on Section 20, demands, the 18-month rule, accounts, arrears letters and fire safety.
Block management software prices: who publishes them, and what a 1,200-unit firm would pay
We checked six block management software suppliers' sites for prices: four publish figures, two are demo-only, and only two let you price a portfolio.
Can a managing agent use ChatGPT for leaseholder letters and Section 20 notices? Prices, data terms and three prompts
Yes for drafting leaseholder letters, no for the Section 20 notice itself. What ChatGPT, Claude, Copilot and Gemini cost a small firm and their data terms.