For UK managing agents & RMC/RTM directors
The Property AI · Block Manager runs the whole leasehold block: service charges, Section 20 consultations, reserve funds, communal compliance and a leaseholder portal. Its AI reads leases and inspects communal areas, so the admin doesn’t pile up.
In development · Pilot agents get early access and shape what ships first
Illustration with sample data
Running a block of flats isn’t the same as letting a house. Costs are shared between leaseholders through the schedules in each lease. Demands have to carry statutory wording. Any major works mean a Section 20 consultation with strict deadlines, and a reserve fund has to be planned years ahead. Leaseholders also expect to see where their money went.
Most agents still do this on a legacy desktop system plus spreadsheets plus a full inbox. Block Manager puts it in one web app: every figure traces back to the lease clause and the invoice behind it, and every deadline is tracked for you. Leaseholders can answer their own questions from their phone.
This is the approved MVP scope, built for UK leasehold practice in England.
Build budgets, then apportion and demand them with exact allocation.
Qualifying works and long-term agreements, run stage by stage.
See shortfalls years before they become a surprise levy.
A register for fire risk, insurance and health & safety items.
Double-entry accounts per block, with less manual posting.
Fewer “where’s my repair?” calls and emails.
Where the AI earns its keep
Our AI property inspections already turn photos into condition reports for UK letting agents. Block Manager uses the same AI for the work block managers don’t have time for.
Illustration with sample data
Each person gets their own view, and leaseholders see only their own flat.
Run 5 to 200 blocks without spreadsheets: money in, money out, compliance and repairs.
Raise demands, post receipts and invoices, reconcile the bank and close the year.
See what they owe and why, download documents, and report and track repairs.
A read-only view of the block’s finances and compliance, with spend approvals.
Where the time and risk go in a typical managing agent’s week.
| Task | Spreadsheets & legacy desktop | The Property AI · Block Manager |
|---|---|---|
| Apportioning a budget | Manual formulas; rounding pennies go missing | Every demand run allocates 100% of the budget to the penny, by a fixed rule |
| Explaining a balance | Dig through ledgers and emails | Any balance traces line by line to demands, receipts and adjustments |
| Section 20 | Diary reminders and Word templates | Deadlines computed per leaseholder, evidence pack in one click |
| Compliance expiry | Found when something lapses | Amber 60 days out, red on expiry, reminder sent |
| Bank reconciliation | Line-by-line matching | Payments with a valid reference match to the right flat automatically |
| Leaseholder questions | Phone and email to the agent | Portal, resident app and voice agent answer them |
| Switching system | Months of re-keying | Import checked so the trial balance matches to the penny |
Here is exactly what the first release covers and what it doesn’t.
Blocks, units, leases and leaseholders; budgets, demands, receipts, arrears and year-end; Section 20; reserve funds and planned maintenance; compliance register and communal inspections; repairs; documents and notices; bank, payments and purchase ledger; leaseholder portal and resident app.
A dedicated Building Safety Act module, sale packs (LPE1), insurance claims, RMC/RTM company secretarial, AGMs and voting, and Xero/Sage sync. Pilot feedback decides the order.
A small group of UK managing agents, working directly with the team building it.
Tell us about your portfolio and how you run it today.
Click through the designs and tell us what’s missing.
We help migrate a real block from your current system.
Use it day to day, with a direct line to the team.
Block management software helps managing agents, freeholders and resident management companies run residential blocks of flats. It covers the work that is specific to leasehold: setting service-charge budgets and apportioning them between flats, issuing compliant demands, running Section 20 consultations, managing reserve funds, keeping communal areas compliant, paying contractors, and giving leaseholders a clear view of what they owe and why.
Property management usually means letting: tenants, rent and individual homes. Block management means a shared building owned by many leaseholders. The money is service charge and ground rent rather than rent, costs are split between flats by the lease schedules, and statute (the Landlord and Tenant Acts 1985 and 1987) controls how demands, consultations and year-end accounts must be handled. Software built for lettings rarely handles apportionment, Section 20 or reserve funds properly.
Yes, it is in the MVP. Block Manager flags qualifying works where any leaseholder would pay more than £250, and long-term agreements over 12 months where any leaseholder would pay more than £100 in an accounting period. It then runs each consultation stage, computes the 30-day relevant period for every leaseholder, records observations, nominations and estimates, and exports the evidence pack in one click. If dispensation is sought instead, that is recorded too.
That is a hard rule in the build, not a setting. A demand cannot be issued without the landlord's name and an address for service in England and Wales (sections 47 and 48 of the Landlord and Tenant Act 1987), or without the prescribed summary of rights and obligations (section 21B of the Landlord and Tenant Act 1985). Costs older than 18 months are flagged under section 20B. Every legal rule is reviewed by a qualified block manager or solicitor before release.
One-click migration is part of the MVP. An export from Blockman, Qube or a spreadsheet imports blocks, units, leaseholders, schedules and opening balances, and the import is checked so the trial balance matches your old system to the penny. Lease PDFs can also be read by AI to pull out schedules, shares, caps and year-end dates, with every field linked to its clause and confirmed by a person before it is saved.
Yes. Directors of a resident management company or right to manage company get a read-only view of their block's finances and compliance, and can approve spend where the agent sets that up. Company secretarial work, AGMs and voting are planned for after the MVP.
Block Manager is in development and we are recruiting UK managing agents for the pilot. Pilot agents get early access, help moving their data, and a direct say in what ships first. Pricing has not been published yet; book a call and we will walk you through the plan and the clickable prototype.
Book a call. We’ll show you the prototype, hear how you run your blocks today, and tell you whether the pilot fits your portfolio.
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