Block Manager

Property Manager

Reports To: Senior Property Manager

Location: Essex (regular travel to sites across the managed portfolio)

Sector: Block & Estate Management - Residential & Mixed-Use

The Role

An excellent opportunity has arisen for an experienced Property Manager to join a well-established Property Management team based in Epping, Essex. Reporting to the Senior Property Manager and working closely alongside an Associate Property Manager, you will play a key role in the smooth and efficient management of a diverse portfolio of mixed-use developments.

You will be responsible for overseeing complex and higher-risk developments, ensuring they are managed effectively, efficiently, and in line with statutory and leasehold obligations. Acting as the main point of contact for residents, contractors, and stakeholders, you will take ownership of day to day management while also contributing to longer-term planning, including supporting the mobilisation of new schemes approaching practical completion. You will provide guidance and oversight to Associate Property Managers, ensuring high standards of service and compliance across the portfolio.

Key Responsibilities

• Full operational and statutory responsibility for a complex portfolio (e.g. high rise, mixed use, higher risk buildings, or sites with fire/building safety complexity).
• Plan and undertake site visits appropriate to the size, complexity, and risk profile of the portfolio, ensuring buildings are well maintained and that inspection findings are documented and actioned.
• Organise and attend monthly resident surgeries, addressing concerns and maintaining positive relationships.
• Lead and take full accountability for the project management of Section 20 consultations and major internal and external works across the allocated portfolio, including higher-value, higher-risk, or more complex schemes, liaising with surveyors, consultants, and internal stakeholders as required.
• Manage contractor relationships, arranging and overseeing repairs, cleans, emergency works, and monitoring performance against contracts.
• Draft, review, and issue resident communications, including newsletters and circulars, ensuring accuracy and consistency.
• Draft service charge budgets and work with accounts to deliver end of year accounts reconciliations, including associated commentary.
• Prepare and review service charge budgets, monitoring cashflow and expenditure, and reporting variances.
• Raise purchase orders, review, approve, and sign off invoices in line with budget and procurement processes.
• Respond to leaseholder enquiries and complaints, ensuring timely and effective resolution.
• Review and sign off LPE1 forms and solicitor enquiries.
• Manage insurance claims including tracking of costs.
• Support the Senior Property Manager on portfolio-related matters and provide cover where required.
• Attend central procurement meetings with service providers to ensure compliance, monitor KPIs, and manage contracts (e.g. M&E, insurance, utilities).
• Manage and maintain internal and external systems and trackers, ensuring information is up to date, compliant, and reported as needed.
• Manage capital expenditure projects as directed, ensuring the CAPEX report is kept up to date.
• Provide support across the wider Property Management team as required, assisting with any additional tasks or initiatives to ensure smooth portfolio management and delivery of team objectives.
• Provide informal leadership and day-to-day mentoring to the Associate Property Manager, while the Senior Property Manager retains overall responsibility for formal line management.
• Act as point of escalation for serious incidents, disputes or enforcement matters.
• Where site teams are in place, oversee them to ensure they are supported, engaged in compliance, and delivering a customer-driven approach.

The Person

You will be an experienced property management professional with a strong track record in managing residential and mixed-use developments. You will combine excellent technical knowledge with the ability to build strong relationships, manage competing priorities, and maintain high service standards across your portfolio.

Essential Criteria

• Strong understanding and experience of managing high risk buildings, new-build residential and mixed-use complex developments.
• Experience managing developments with a district heating system.
• Experience managing life safety systems and required frequencies for maintenance.
• Previous experience operating as a Property Manager or in a similar role.
• Sound knowledge of multi-schedule budgets and service charge management.
• Comprehensive understanding of leasehold legislation, including the Landlord & Tenant Act and Building Safety Act.
• Strong financial awareness, including budgets, accounts, utility billing, and apportionment.
• TPI Level 3 Associate in Leasehold Management (ATPI).
• Excellent communication skills across face-to-face, telephone, and written interactions, with a professional approach.
• Full driving licence and access to own transport (regular site visits required).

Desirable Criteria

• TPI Level 4 Member in Leasehold Management (MTPI), or currently working towards.
• Previous experience managing and developing direct reports.
• Knowledge of Right to Manage (RTM) processes and experience supporting or liaising with RTM companies.

How to Apply

To apply for this role or to find out more, please contact PMR - Property Management Recruitment.