Most managing agents focus on portfolios.
We focus on people.

Financial management

• Service charge budget preparation and management
• Annual service charge accounts
• Arrears collection and management
• Reserve fund management and planning
• Ground rent collection where applicable
• Transparent, detailed financial reporting for directors and freeholders

Building maintenance and repairs

• Responsive repairs management
• Planned and preventive maintenance programmes
• Contractor procurement, tendering and management
• Section 20 major works consultation management
• Lift maintenance and replacement coordination
• Communal areas, gardens, plant rooms, car parks and building services
• Concierge, porter and site staff coordination where applicable

Compliance and health & safety

• Fire risk assessments and action plan management
• Health and safety compliance monitoring
• Fire safety works and compartmentation
• Asbestos surveys and management plans
• Electrical installation condition reports (EICRs)
• Legionella risk assessments
• EPC and other statutory compliance requirements

Insurance

• Buildings insurance arrangement and placement
• Insurance renewal management
• Insurance claims management and liaison
• No commission on insurance: we do not earn any benefit from insurer relationships

Governance and communication

• AGM support and attendance
• Board and director meetings
• Management reporting for RMC and RTM company directors
• Leaseholder communication, letters and circulars
• Solicitor enquiries and lease interpretation support
• Section 20 leaseholder consultation management

Financial management

• Rent collection and arrears management
• Commercial service charge management and accounting
• Budget preparation, management and review
• Annual accounts and detailed reporting to landlords
• Transparent financial reporting and commentary

Building and tenant management

• Tenant communication and day-to-day liaison
• Lease compliance monitoring and management
• Responsive repairs and planned maintenance
• Contractor coordination, tendering and supervision
• Building inspections and condition monitoring
• Tenant fit-out supervision and licence coordination

Mixed-use buildings

• Combined residential and commercial management under one agent
• Coordinating between residential leaseholders and commercial tenants
• Complex service charge apportionment and management
• Building-wide maintenance, compliance and administration
• Managing competing interests fairly and transparently

Asset protection and long-term management

• Long-term maintenance planning and capital expenditure programmes
• Asset protection and value preservation
• Planned refurbishment and improvement works
• Compliance and statutory obligations management
• Strategic advice for landlords on management arrangements

Industrial and Commercial Estates

We manage industrial estates and larger commercial estates where the scope of management goes beyond individual buildings. Our experience covers the full range of estate-wide responsibilities, including:

• Site staff management, including on-site managers, caretakers and operatives
• Security management, including gatehouse operations, CCTV oversight and access control
• Drainage maintenance and remediation works across shared estate infrastructure
• Roadway and car park maintenance, resurfacing and line marking programmes
• External lighting, signage and common area upkeep
• Shared utility and services management across multi-occupancy estates
• Estate-wide compliance, health and safety, and environmental management
• Tenant liaison and management of estate rules and covenants
• Capital project planning and tendering for major estate infrastructure works

Our project experience includes

• External repairs, redecoration and repointing
• Roofing works, repairs and full replacement
• Lift refurbishment and full replacement
• Fire safety works, compartmentation and remediation
• Mechanical and electrical upgrades (M&E)
• Common parts and entrance hall refurbishments
• Structural repairs and underpinning
• Major works programmes under Section 20
• EWS1 and building safety remediation works

How we run every project

• Contractor selection and competitive tendering
• Budget preparation and cost control throughout
• Section 20 consultation management where required
• Programme management and milestone tracking
• Coordination with surveyors, architects and engineers
• On-site supervision and quality monitoring
• Defects management and snagging
• Regular written progress reports to directors and freeholders

Keeping everyone informed

Throughout every project we have managed, clear communication has been central to our approach. We provide regular updates to RMC directors, freeholders, leaseholders and tenants, manage expectations clearly, and escalate issues promptly. No one is left wondering what is happening with their building.

Working alongside your professional team

We have worked successfully alongside RICS-qualified building surveyors, structural engineers, architects and planning consultants on projects of varying complexity. We can coordinate the professional team or integrate into an existing structure, drawing on our experience to keep the project moving effectively.

Management reviews

We can carry out an independent review of your building’s current management arrangements and provide a frank assessment of what is working and what could be improved. Our reviews are practical and action-focused, not just a report for the shelf.

Service charge reviews

We can review service charge budgets, accounts and expenditure to identify whether costs are reasonable, properly supported and fairly apportioned between the parties. This service is particularly useful when leaseholders have concerns about value for money or transparency.

Leasehold guidance

• Advice for RMC directors on their roles and legal responsibilities
• Practical lease interpretation and guidance on lease obligations
• Guidance on leaseholder rights and how to exercise them
• Advice on service charge disputes and how to manage them
• Section 20 consultation guidance and compliance advice
• Guidance on leasehold reform and its implications for building owners

Troubled buildings

We work with buildings that are experiencing difficulty, whether due to management failures, financial problems, director conflicts, compliance issues or building safety concerns. We provide practical, calm and experienced guidance to help bring stability and a clear way forward.

Pre-management assessments

If you are considering appointing a new managing agent, or if you are a new managing agent taking on a building, we can carry out a pre-management assessment to establish the current state of the building, identify outstanding issues, and plan a smooth and properly organised transition.

Strategic advice for freeholders

• Advice on management structures, head leases and management arrangements
• Guidance on leasehold reform implications for freeholders
• Planning applications and development strategy advice
• Strategic reviews for owners considering changes to their management arrangements

Specialist services

In addition to our core consultancy work, we provide a range of specialist services for buildings and clients with specific requirements:

• Recruiting site staff: identifying, interviewing and appointing suitable on-site managers, caretakers and concierge staff
• Administering site staff: employment administration, performance management and day-to-day HR support for building-based employees
• Negotiating with local authorities: liaising with councils and regulatory bodies on planning, licensing, highway matters and building-related issues
• Collection of existing arrears: recovering outstanding service charge or ground rent arrears inherited from previous management arrangements
• Licences to alter and assign: handling applications from leaseholders for consent to carry out alterations or to assign their lease
• Insurance re-evaluations: reviewing building reinstatement valuations and advising on whether existing insurance cover is appropriate and correctly placed
• Measured height surveys: arranging and managing surveys to establish accurate building height data, particularly in connection with building safety requirements
• Building safety case reports: preparing or assisting in the preparation of building safety case reports in compliance with the Building Safety Act 2022

Investment sourcing

We identify investment opportunities that match our clients' criteria, drawing on our network of relationships with agents, developers, solicitors and other market participants. Many of the best opportunities in London never reach the open market. Our access to off-market and pre-market introductions means our clients see opportunities others do not.

• Off-market and pre-market introductions
• Commercial investment opportunities across London and the UK
• Residential investment and block acquisition opportunities
• Mixed-use and development opportunities
• International investment sourcing through our network of trusted partners

Acquisition management

Once an opportunity has been identified, we manage the acquisition process on behalf of our clients, coordinating due diligence, liaising with solicitors and surveyors, managing negotiations and ensuring that the purchase completes efficiently and on the right terms.

• Coordination of legal, financial and technical due diligence
• Negotiation support and pricing advice
• Liaison with solicitors, RICS-qualified surveyors and other advisers
• Management of the purchase process from offer to completion
• Post-acquisition planning and management transition

Asset and portfolio management

We manage investment properties with a focus on protecting and enhancing asset value. Our clients benefit from the same attentive, transparent management we provide across our wider portfolio, combined with investment-focused reporting and financial oversight.

• Day-to-day management of commercial and residential investment assets
• Tenant management, lease compliance and rent review coordination
• Detailed financial reporting and performance monitoring
• Planned maintenance and capital expenditure programmes
• Void management and re-letting strategy
• Portfolio reviews and strategic asset management advice

Disposal

When the time comes to sell, we help our clients achieve the best outcome. We advise on timing and positioning, prepare assets for sale, coordinate the marketing and disposal process, and manage the transaction through to completion.

• Disposal strategy and timing advice
• Asset preparation and presentation for sale
• Coordination with selling agents and solicitors
• Buyer due diligence management and information provision
• Transaction management through to completion

UK and international reach

While our roots are in Central London, we source and manage investment property across the UK and work with international partners to provide access to opportunities further afield. We serve investors based in the UK and overseas who are looking to deploy capital into the UK property market, and UK-based clients with international investment interests.

What is Right to Manage?

Right to Manage (RTM) is a legal process that allows qualifying leaseholders to take over the management of their building by forming an RTM company. Once established, the RTM company takes on the management functions previously carried out by the freeholder or their managing agent.

The right is granted by the Commonhold and Leasehold Reform Act 2002. You do not need to prove your current agent has done anything wrong; you simply need to qualify and follow the statutory process correctly.

Do you qualify?

RTM is generally available to leaseholders of flats where:

• At least two-thirds of the flats are held on long leases (over 21 years)
• At least half of the qualifying leaseholders wish to participate
• No more than 25% of the building is in non-residential use

There are some exceptions and the qualifying criteria can involve nuance. We can help you assess whether RTM is available for your building before you commit to anything.

Why leaseholders consider Right to Manage

• Dissatisfaction with the current managing agent’s service or responsiveness
• Concerns about service charges, value for money or lack of transparency
• Poor communication and a lack of meaningful reporting
• Maintenance failures, neglect or unresolved issues
• A desire for greater control over how their building is managed
• Wanting to appoint a managing agent who is directly accountable to them

How LT Property Services can help

• Assessing whether RTM is available and practically appropriate for your building
• Explaining the process clearly, including what RTM means day-to-day
• Working alongside your solicitors through the RTM claim process
• Reviewing the management position and planning a smooth transition
• Coordinating the handover from the existing managing agent
• Taking on the management of your building after the RTM completes

Managing the transition well

A common concern about RTM is whether the transition will be disruptive. With careful planning, it need not be. We work with outgoing agents, your solicitors and any other relevant parties to ensure that service charge funds, contracts, statutory compliance records and management documentation are transferred correctly and completely.

We then manage your building in the way it should have been managed from the outset, with transparency, accountability and genuine care.