Late summer is one of the most important planning periods in the residential block management calendar. Before autumn arrives, Resident Management Company (RTM) directors have an opportunity to review the condition of their building, assess emerging risks and ensure the months ahead are properly planned.
Many issues that become expensive or disruptive during winter could have been identified and managed during the quieter summer period. For directors balancing their professional lives with the responsibilities of managing a residential building, a structured review before September can help avoid unnecessary pressure later in the year.
Here are five questions every RTM director should be asking.
1. Are We Entering Autumn with Any Outstanding Compliance Risks?
Compliance is rarely something that can be addressed at short notice. Fire safety inspections, statutory testing, insurance obligations and leasehold responsibilities all require ongoing oversight rather than reactive action.
Before September, directors should ask whether:
- Required inspections are current.
- Any recommendations from previous reports remain outstanding.
- Planned compliance works have been scheduled.
- Specialist advisers have been instructed where necessary.
Professional block management is built around continuous oversight rather than responding once problems emerge. Directors should have confidence that compliance is being monitored throughout the year, not simply when certificates expire.
2. Is Our Maintenance Plan Ready for Autumn and Winter?
Summer provides the best opportunity to prepare a building before colder weather arrives.
A proactive review should consider:
- Roofs and rainwater goods
- External decorations and masonry
- Drainage systems
- Lighting and communal services
- Tree and landscaping maintenance
- Heating systems serving communal areas
Minor maintenance issues often become larger and significantly more expensive once poor weather arrives.
Forward planning helps reduce emergency repairs, minimise disruption to residents and support more predictable expenditure.
3. Do We Have Clear Visibility of Our Service Charge Position?
Financial transparency remains one of the most common concerns raised by RTM directors.
Before entering the final part of the year, boards should understand:
- Current expenditure against budget.
- Any significant overspends or underspends.
- Outstanding service charge arrears.
- Expected expenditure during the remainder of the financial year.
- Whether reserve fund contributions remain appropriate.
Clear reporting allows directors to make informed decisions rather than reacting to unexpected financial pressures.
Quick Financial Check
✓ Current budget reviewed
✓ Outstanding arrears monitored
✓ Reserve fund position understood
✓ Upcoming contractor costs identified
✓ Year-end reporting timetable confirmed
4. Are We Planning Ahead Rather Than Reacting?
Well-managed buildings rarely operate on a month-to-month basis.
Instead, effective boards maintain visibility over:
- Future maintenance requirements
- Major works planning
- Contractor performance
- Long-term budgeting
- Resident communication
For example, if external decorations are likely to require attention next year, early planning allows sufficient time for surveys, budgeting and, where applicable, statutory consultation.
This structured approach often produces better outcomes than responding once deterioration becomes unavoidable.
5. Is Our Managing Agent Giving the Board Confidence?
Perhaps the most important question is whether the board feels informed and supported.
An effective managing agent should provide:
- Clear financial reporting
- Proactive communication
- Structured maintenance planning
- Compliance oversight
- Responsive contractor coordination
- Practical advice that reduces the operational burden on directors
RTM directors should not feel they are personally managing every aspect of the building. Their role is governance and decision-making, supported by professional management.
If the board is regularly chasing updates, uncertain about compliance or struggling to obtain clear financial information, it may be time to review whether the current management arrangements continue to meet the building's needs.
Common Mistake: Waiting Until Problems Become Urgent
One of the most frequent mistakes made by residential blocks is allowing operational issues to accumulate over the summer before attempting to resolve everything during autumn.
By then:
- Contractors become busier.
- Weather conditions become less favourable.
- Budgets become more constrained.
- Emergency works become more common.
Early planning typically offers greater flexibility, improved contractor availability and better financial control.
Expert Perspective
The Property Institute and RICS guidance consistently emphasise the importance of planned maintenance, effective financial governance and ongoing compliance as the foundation of successful residential block management. Buildings that adopt structured, forward-looking management are generally better placed to control costs, reduce disputes and maintain long-term standards.
Preparing for the Months Ahead
September marks the beginning of one of the busiest periods in residential block management. Directors who use the summer to review compliance, maintenance and financial planning place their buildings in a stronger position for the remainder of the year.
Professional block management is not simply about responding to issues as they arise. It provides the operational structure that allows directors to fulfil their responsibilities with confidence while protecting the long-term condition and value of the building.
If your RTM board would benefit from an independent review of your current management arrangements or is considering appointing a new managing agent, tlc Estate Agents can provide a confidential consultation to discuss your building's requirements and long-term objectives. Our team manages more than 200 residential buildings across Kensington and Chelsea, combining compliance oversight, transparent financial management and proactive planning to support directors and protect long-term asset value.
Frequently Asked Questions
What is the role of an RTM director?
An RTM (Right to Manage) director is responsible for overseeing the management of their residential building on behalf of leaseholders. While many day-to-day tasks can be delegated to a professional managing agent, directors remain responsible for making informed decisions about the building's finances, maintenance, compliance and long-term planning.
Why is September an important time for RTM directors?
September marks the transition into autumn and winter, when maintenance demands, compliance requirements and weather-related issues often increase. Reviewing your building's financial position, maintenance plans and compliance status before September helps reduce the risk of unexpected costs and emergency repairs later in the year.
How can an RTM board tell if its managing agent is performing well?
A good managing agent should provide proactive communication, transparent financial reporting, clear compliance oversight and structured maintenance planning. Directors should feel informed and supported, rather than regularly chasing updates or resolving operational issues themselves.
How often should an RTM board review its building management arrangements?
Most boards benefit from carrying out a formal review at least once a year. This should include assessing the building's financial performance, compliance obligations, contractor performance, maintenance planning and whether the current managing agent continues to meet the board's expectations.
What should an RTM board do if it is considering changing managing agents?
If a board believes its current managing agent is no longer providing the level of service required, it should begin by reviewing its management agreement and discussing concerns internally. Seeking proposals from alternative managing agents can help the board compare approaches, understand the transition process and determine whether a change would better support the building's long-term management.
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