As a block manager, you’re responsible for more than just collecting service charges and arranging repairs. You’re responsible for a community, and a clean, well-maintained environment is fundamental to the safety and satisfaction of your residents. Proactive cleaning of communal areas is an important part of your duties that directly impacts safety, prevents costly long-term damage, and fulfills legal and leasehold obligations.
1. The legal and leasehold framework
Your responsibilities as a block manager are often outlined in the lease agreement. Most leases include covenants that require landlords to maintain communal areas to a high standard, with the costs passed on to residents via the service charge.
Beyond the lease, you must also comply with health and safety legislation. The Health & Safety at Work Act 1974 and the Fire Safety Order 2005 place a clear duty of care on you to ensure that communal spaces are safe for residents and visitors. This includes keeping fire escape routes clear and ensuring surfaces are free from slip and trip hazards. Being transparent about how service charges are used for cleaning is also key to maintaining resident trust and avoiding disputes.
2. Internal communal areas
The interior of a building is where residents spend most of their time, and its cleanliness has a direct impact on their wellbeing and the longevity of decorative and flooring replacement cycles.
Carpets and flooring
Communal carpets and flooring take a beating from daily foot traffic, especially in high-traffic areas like entrance halls. Dirt and grit act like sandpaper, wearing down fibers and finishes over time. Without regular cleaning, this wear can lead to expensive replacements. Uneven or damaged flooring also poses a significant trip hazard, making regular cleaning and maintenance essential. Consider budgeting for an annual deep clean in the winter. A pre-Christmas refresh is often popular with residents and well supported by building RMC or RTM Directors.
Skirting boards and walls
Dust and grime easily build up on skirting boards and walls, which not only looks unpleasant but can also affect air quality. A regular cleaning schedule helps to keep the air fresh. This regular attention can help you detect signs of damp, leaks, or pest issues early on, before they become major problems. Visible checklists on notice boards or via digital screen updates can be helpful here, plus adding them to portals for proof of service.
Internal glazing and windows
Clean windows and doors let in natural light, improving the ambiance and making spaces feel brighter and more welcoming. Beyond aesthetics, they are a safety issue. Clean internal glazing, such as in fire doors or stairwells, ensures visibility. Regular inspections during cleaning can also help you spot and fix small cracks or faulty seals before they compromise the building’s security or insulation. Companies such as Ground Up offer cleaning services like this.
3. External cleaning
The exterior of a building is its first impression, influencing its curb appeal and property values. It also plays a vital role in resident safety.
Steps and pavers
Exterior steps and pathways are prone to collecting moss, algae, and grime, which become incredibly slippery, especially in wet weather. A simple slip can result in a serious injury. Using fungicide treatments and steam cleaning on a periodic basis is an effective way to prevent these hazards and reduce liability. Companies like Simple Clean are well renowned in this space.
External windows and facades
Regular external cleaning prevents the long-term buildup of dirt and pollution that can stain and damage brickwork, render, and other facade materials. This not only keeps the building looking its best but also prevents corrosion and decay, saving you from major restoration costs down the line.
Signage
Clean, clear, and visible signage is crucial for safety and navigation. This is especially true for emergency signs, such as fire exit routes and policy, assembly point locations and on automatic doors and gates. A simple wipe-down ensures that these instructions are always legible and not hidden by dirt.
Follow applied regulations, particularly BS EN 12453 and BS EN 12445, which specify the performance requirements for the safety in use for any type of power operated doors, gates and barriers.
4. Cleaning as preventative maintenance
Think of cleaning as an investment, not an expense. A proactive cleaning regime can significantly reduce your long-term maintenance costs. For example, regularly clearing debris from drains and gutters prevents costly blockages and water damage. Likewise, cleaning external paintwork prevents dirt buildup that can degrade the surface, leading to early peeling and cracking. This constant attention allows you to identify minor issues like a loose paving slab or a small crack in the render before they escalate into major repairs.
5. Health and safety
This is where cleanliness becomes non-negotiable. Slips, trips, and falls are the most common type of accident in communal areas, and they are almost always preventable with proper cleaning and maintenance.
Keeping fire escape routes clear is a legal requirement. Any obstruction, from a resident’s bike to a bag of rubbish, can hinder an escape and put lives at risk. Clear signage in communal bin stores will also make for more effective waste management and recycling. Finally, in today’s world, hygiene is more important than ever. High-touch areas like lift buttons, handrails, and door handles require regular sanitisation to prevent the spread of germs and keep residents healthy.
6. Best practices for block managers
To ensure a high standard of cleanliness, here are a few best practices:
- Create a cleaning schedule and checklist to ensure consistency and thoroughness.
- Work with professional cleaning contractors who have the right equipment and expertise to do the job safely and efficiently.
- Communicate your cleaning standards to residents. Clearly outline what is expected of them in communal spaces (e.g., no storing items in hallways) and let them know the cleaning schedule.
Final thoughts
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