We're independent, London-based, and out to shake up the block management industry.
We work with RTM companies, offering market-leading transparency: every pound and every action visible to the leaseholders who pay for it.
Financial diligence is paramount, and we are run by a turnaround finance director of 15 years who understands cash must be spent wisely.
Poor communication drives a wedge between the RTM and the block manager - we realise the importance of being there when you need us, and proactively communicating with you.
We believe in absolute transparency, so we will provide a login to the live financial records - same figures, same records, available at any time.
Minimum monthly walk-around visits to the block, more often when required. Arranged in advance so any director can walk it with us, and every quarter it doubles as the board meeting.
No supplier invoice is auto-approved. Each one is checked against the work done and the lease before a pound leaves your account.
Poor work is not signed off, and every open job stays on one list with who is holding it.
Cover checked against the rebuild value and the lease, so the building is properly insured and the directors are not personally exposed by a gap in it.
Certified by a qualified accountant.
Arrears chased from the first missed payment, with a monthly list of who owes what and what has been done about it.
RTM directors receive viewer logins to the financial records, and everything about your block sits in one place, with a login of your own and one for every leaseholder.
A written account of what your block has spent, with director meetings minuted.
Fire risk assessment, lift, asbestos, electrical, and water checks each held with their due date, and re-done before that date passes.
Included with every block
Every leaseholder gets an account on our own portal, which we wrote and we run. The same figures the directors see, the same records, whenever you want them.
Every charge and every payment since day one, with the running balance beside it. Export everything to Excel in one click.
Open or download the demand itself as a PDF, with the summary of rights that has to come with it, going back as far as the records go.
Say what is wrong and where it is. You then watch it move through acknowledged, assigned and done, with the contractor named.
Block notices and the monthly newsletter in one place, so nothing important only ever exists in somebody's group chat.
Engineer booked. Stairs only for the morning, and we will post when it is back.
What was spent, what was fixed, and what is coming next month.
Your lease, the insurance policy, the safety certificates, and the certified accounts, filed where you can find them at midnight.
Door codes, bin days, where the stopcock is, and who to ring at 2am, on your phone instead of on a note in a drawer.
Consultation notices, the quotes received and where the work has got to, without waiting for a letter to land.
Request the management pack your solicitor asks for, and follow it through the portal rather than chasing an agent for a fortnight.
See who owes what, control of who can see which page, board meetings minuted, and every safety and compliance date held with the date it has to be done again.
Free access here. We need an email only for your login details, but we won't re‑target you in any way. Set-up takes just 30 seconds.
Balances reviewed and brought under proper control, the block kept solvent through the period, and every charge checked against the lease rather than taken from the prior agent's figures.
Challenged it, verified the rebuild value, then the suitability of the cover, and the appropriateness of the premium given those facts, securing a £37k (66%) discount on an inflated insurance policy. Then consolidated every policy through one independent broker and added terrorism and directors' and officers' cover.
Commissioned a competent FRA within weeks of taking over. Got directors out of unknowing liability under the Regulatory Reform (Fire Safety) Order 2005; remediation actions on a tracked plan.
Absolute refusal from the previous agent to share more than the legally required minimum. The portal logs every message, every action, every response, visible to its leaseholder.
The asbestos survey was more than a decade overdue and the re-inspection almost five years, when we took over. Surveys scoped, licensed remediation arranged, budget honestly reset with leaseholders, works completed safely.
Rebuilt the budget line by line off the leases and the live contracts, then forecast it out several years so the board can see the reserve, the major works and what each unit pays. Every total is reconciled before it goes near a demand, so the directors approve figures they can check for themselves.
Put an independent examiner back on the lift through the engineering insurer, so the firm inspecting it is never the firm paid to maintain it. Examination dates, service visits and every action arising now sit on one register with a due date against each one.
Cameras installed with the notice the law requires and footage held for 180 days, so a charge can be challenged inside that window. Where rubbish is dumped, the cost goes to whoever left it instead of onto everybody's service charge. Parking moved onto number-plate recognition at the same time, with permits for residents and their visitors.
Howard spent 15 years turning around companies in distress. He has also been an RTM director since 2018, at a block run by two national managing agents in turn, neither of them effective or willing to work with the board.
In 2025 he co-founded Proper Blocks to give leaseholders a reliable, responsible block manager. It rests on three things: sound financial decisions, excellent communication, and absolute persistence to put things right.
Michael organises the dozens of moving parts across people, logistics, and calendars - all the parts which ensure our blocks feel looked after. An outstanding communicator, he proactively fixes (and prevents) issues, and finds creative solutions.
An award-winning screenwriter, Michael's previously been a teacher, marketing manager, barista, and an ice cream man for a summer. Now he makes sure every block we run is organised, answered, and looked after.
We're independent, so we only have a duty to the leaseholders of our blocks. We work with residential and mixed-use blocks across London, whatever your legal structure - RTM, Residents' Association, or organised leaseholders. The aim is always the same: a better run block for everyone who owns, lives in or works there.
Our mission:
“To be the most transparent, effective, and honourable block manager in London, restoring trust to the industry.”
We don't charge any introductory fees for any partner, and we receive no kickbacks! Every interaction we have is an opportunity to impress and pursue our mission through ‘word of mouth’ referrals, so transparency and honourable ways of working are paramount.
Lease interpretation, service-charge, and company-law advice through a firm we trust, so the block's legal footing stays sound.
Chartered building surveyors for Section 20 works, roofs, and fabric, so the biggest spend a block makes is scoped and administered properly.
Block buildings cover placed and reviewed by an independent broker, with terrorism and directors' & officers' included and the sums insured checked.
A competent fire risk assessor, with asbestos, electrics, water, and lift checks kept current, so the duties that carry personal liability for directors are actually met.
Maintenance, cleaning, grounds, lifts, and fire, every contractor checked for insurance, accreditation, and references before they touch your block.
A qualified accountant certifies the service-charge accounts each year.
Registered and covered
Membership T14754Our professional indemnity cover is in the name of Big Brain Ltd (Co. No. 11209610), a sister company.
Changing managing agent feels daunting. We run the handover ourselves, so it is managed rather than left to the outgoing agent, and you're never exposed while control passes across.
We only take on a small number of buildings each year, and we limit the number of blocks each manager runs. This ensures we maintain our high standards, and we can be on-site when required.