Ever taken a walk down the communal hallway of your apartment building and wondered, Where are the fire extinguishers? If you’ve ever worked in a commercial office or stayed in a hotel, you’re probably used to seeing those heavy red canisters mounted on every wall. But in purpose-built residential blocks across London, they are conspicuously absent. It’s easy to assume this is down to lazy property management or cost-cutting. However, the truth is entirely different: it’s a d

Property management comes with a lot of moving parts, but few things cause leaseholders more anxiety than major works. Whether it’s a full roof replacement, external redecoration, or structural repairs, these projects are expensive, time-consuming, and heavily regulated. At Gena, we do things a little differently than most managing agents. We believe in fairness and transparency, which is why we don’t charge extra fees for administering major works or handling Section 20 noti

Navigating the 5-Year EWS1 Deadline: What Leaseholders Need to Know For many flat owners, the EWS1 form has been a crucial key to selling or remortgaging their homes since its introduction in December 2019. However, as the earliest forms reach their five-year expiry dates, many leaseholders and building owners have been left wondering if they will face further hurdles. Thankfully, joint industry updates in 2025 has provided some much-needed clarity and relief. Why Did EWS1 Fo

If you’ve ever opened a service charge invoice from a brand-new managing agent only to see a bill for the entire year—even though they only took over the building last Tuesday—you’ve likely felt a surge of "billing whiplash." It feels counterintuitive. In almost every other walk of life, you pay the person who did the work for the time they did it. But property management operates on two different, and often clashing, timelines. Here is the breakdown of why your invoice looks

Managing a residential block is, in many ways, like running a small business. To keep the building safe, clean, and well-maintained, we need a clear financial roadmap. That roadmap is the Annual Budget . However, many leaseholders are surprised to learn that a budget isn't a fixed price list—it is a living document designed to protect both the building and your bank account. Here is a look at how we balance the books to ensure your home remains a solid investment. 1. The Budg

When a new management company takes over a block, it’s rarely a "plug-and-play" situation. More often than not, it’s a rescue mission. At the start of our appointment, we charge a one-off set-up fee . This isn't an arbitrary "welcome" charge; it represents the intense, behind-the-scenes labour required to untangle the past and build a functional future for your property. Here is exactly what that investment covers and why it’s important. 1. Playing "Paperwork Detective" One o

If you are a director of a Residential Management Company (RMC) or a Right to Manage (RTM) company, the clock has already run out on the old way of doing things. Under the Economic Crime and Corporate Transparency Act , identity verification is now a hard requirement. Without a Companies House Personal Code , you cannot file your company’s annual Confirmation Statement. If you miss that filing, your company risks being struck off the register—a disaster that can freeze your b

In the realm of block management, the term "Major Works" is often met with trepidation. However, from a professional standpoint, these projects—governed by Section 20 of the Landlord and Tenant Act 1985—are a critical mechanism for preserving the structural integrity and capital value of your asset. At Gena, we approach these projects with a focus on legal precision and cost-efficiency. Here is a professional overview of the statutory process, our administrative role, and the

A Leaseholder's Guide to Getting It Right — everything you need to know before carrying out works on your leasehold flat.

You've just moved into a sleek new flat. You go to put your bike in the hallway or a welcome mat outside your door, and within 24 hours, you get a sternly worded email from the management company telling you to clear it out. It feels overbearing. It's a residential building, right? It's your home. Actually, legally speaking, the moment you step out of your flat and into the corridor, you've left a "domestic" space and entered a "non-domestic" one. This weird legal quirk is en

When something goes wrong in your building—whether it’s a flickering light in the hallway or a mysterious leak in the car park—your first instinct is likely to get it fixed as fast as possible. As your managing agent, our goal is exactly the same. However, the speed and success of a repair depend entirely on the quality of the information we receive. While it might seem helpful to add a little "weight" to a report to get attention, inaccurate details can inadvertently sabota

If you own a property—whether it’s a shiny new build, a buy-to-let investment, or just your own home—the paperwork can be overwhelming. You likely have a stack of policy documents that all sound vaguely similar. Do you really need boiler cover if you have buildings insurance? Does your new build warranty replace standard insurance? And whose job is it to insure the carpets? Here is a breakdown of the five main types of property protection, what they actually cover, and where

If you live in a leasehold flat, you probably know the drill. It’s 11 PM on a Tuesday, the bass is thumping from the floor above, and you are composing an angry email to your managing agent. You expect them to swoop in, enforce the lease, and silence the problem. Instead, you get a generic "reminder letter" sent to all residents. The noise continues. You complain again. The agent seems reluctant, tired, or even "listless" in their response. It’s easy to blame the agent for be

Every lease is different. It’s the most important, and sometimes most frustrating, principle of property ownership in England. Understanding what is your responsibility versus what is communal can save you a world of confusion, disputes, and unexpected costs down the line. The key to unlocking this puzzle lies in two fundamental concepts: the demised premises and the service charge . In simple terms, it's the difference between "what's yours" and "what's ours." The "Demised

For millions of leaseholders across the country, the arrival of the annual service charge demand can be a moment of genuine anxiety. Often accompanied by a significant increase from the previous year, this bill can feel opaque and overwhelming. You know you have to pay it, but what exactly are you paying for? While routine costs are expected, two major factors have caused service charges to spiral in recent years: enhanced fire safety regulations and soaring buildings insur

Your front door is the first thing you see when you come home and the last thing you secure when you leave. It’s a symbol of your personal space, your security, your sanctuary. But in a block of flats, your front door has another, far more critical role: it's a fire door. And understanding its importance, and your responsibility for it, has never been more vital. For years, the humble flat entrance door was often overlooked. As long as it locked, it was fine. However, in the

For larger blocks, it is not uncommon to have parcels stolen. Many leaseholders opt to get CCTV installed in a bid to find the perpetrators. In practice, this is more difficult than it seems. The main reason is that data protection laws protect the identity of the suspects. When a theft occurs in a residential building, the presence of clear CCTV footage presents a legal dilemma. Despite capturing an incident, property managers are legally restricted from publicly displaying

The Russian invasion of Ukraine in 2022 resulted in a huge spike in energy prices which has settled down in recent years. Unfortunately, while unit prices have fallen, standing charges are at levels far higher than pre 2022. Energy UK, the trade association for the energy industry, put out a report explaining what has caused the rise in standing charges. Standing Charges Explained: What Are They and Why Is Everyone Talking About Them? If you've ever looked closely at your e

When you own a property in the building, you typically become a member of the company, which gives you a say in how your building is managed. This guide is designed to help leaseholders and flat owners understand the key responsibilities involved in running a residents' management company (RMC) or freehold company. Your Company's Structure: Limited by Guarantee Most RMCs are set up as private companies limited by guarantee .[^1] This structure is designed for non-profit o