Why risk management is crucial for complex residential property management
February 5, 2025
Risk management is essential for all building types and for residential property management. From tower blocks of flats to new build housing development, and from restored Grade I and Grade II heritage sites to affordable housing schemes, the mitigation of risk is vital for landlords, managing agents, and residents.
For complex schemes – such as sites containing multiple tower blocks with over 100 units – risk management can be a full-time occupation and plays a crucial part in protecting the property, the residents, and the reputation of the landlord and the managing agent.
On the back of the Grenfell Tower fire tragedy in 2017, property owners and managing agents have had to significantly up their game to ensure the safety of residents, and a raft of legislation in recent years has helped to ensure best practices are improved and adhered to.
In this guide, we look at the key points that residents and landlords benefit from, and how risk management protocols are implemented in complex residential schemes.


What risks are involved in property management?
There are multiple risks to consider in property management. Not all the risks are directly related to the property itself, but can be related to people, which can make risk mitigation extremely complex.
Key risks to consider include:
When conducting a property risk assessment for a block of flats, it is vital to address a comprehensive range of potential hazards and how to mitigate the risks of these, including:
- Building conditions: Regular inspections to identify wear and tear, cracks, damp, or other structural issues are vital to catch potential issues when they are small and easy to resolve. Premier Estates’ expert estates managers and risk managers regular run checks across all properties to ensure the properties in our care are properties in which we ourselves would like to live.
- Building maintenance: Scheduled maintenance for roofing, windows, and communal areas to ensure long-term safety and comfort of the residents is crucial. At Premier Estates, our mantra is that if it needs fixing, we fix it. Running repairs and general maintenance cannot be left to become bigger problems.
From large scale repairs, such as replacing windows which might require scaffolding, to repairing trip hazards such as broken paving stones, all repairs are clearly signposted, and residents kept informed. The mitigation of potentially hazardous building risks is of the utmost importance to us.
- Diseases and infections: Proper waste management, pest control, and sanitation measures are crucial in large complex residential developments to prevent the spread of diseases and to prevent the attraction of vermin.
- Fire, storm, flood, and subsidence: It is important to ensure the building is equipped with adequate fire safety measures, flood defences, and structural assessments to mitigate risks associated with severe weather and ground movement.
Flooding in the UK has become more prevalent in recent years. Many residents in low lying land areas and historic flood basins have been displaced multiple times, especially when rivers close to their homes have burst their banks.
Floods can cause significant damage to property and can compromise the structural integrity of a building and its foundations. Repairing the damage can cost thousands of pounds, which can result in lengthy insurance claims processes. This can result in the affected residents being displaced for weeks and even months in temporary accommodation.
- Hazardous substances: Contractors who complete the maintenance tasks in a complex residential scheme rely on hazardous substances for their work.
Safe storage and handling of cleaning chemicals, pesticides, and harmful materials is important. It is arguably more important to inform residents of the work that is being undertaken and if any harmful substances are being used. The use of harmful substances needs to be clearly communicated and signposted – or even cordoned – where necessary.
- Manual handling of heavy loads: Risk management extends beyond the building and the residents and includes the welfare of those working in the building. Regular staff training for safe lifting techniques to avoid injury are provided.
An injury to a member of staff or a third-party contractor could have serious consequences for the individual and their family. It can also affect the managing agent’s ability to sustain the effective and safe management of the building.
- Passenger Lift Inspections and Management: Regular servicing and compliance checks for lifts to meet safety standards and avoid breakdowns.
- Slips, trips, and falls: Maintaining clean, well-lit, and obstruction-free communal areas helps to minimise the risk of accidents to residents and visitors, including those making deliveries.
- Theft: Implementing robust security measures such as CCTV cameras, secure door entry systems, and adequate lighting in communal areas, can help reduce the risk of theft and other crimes.
- Violence and threatening behaviour: Implementing security measures and response protocols to ensure a safe environment for residents, visitors, and workers.
- Waste management: Scheduled waste collection and appropriate disposal methods for household and potentially hazardous waste. You can read a case study of how one of our London estate managers collaborated with Veolia to implement a highly successful food waste recycling scheme.
- Water, gas, and electrical installations: Regular servicing and inspections of plumbing, gas lines, and electrical systems is crucial to prevent leaks, malfunctions, and other potential hazards.
- Working alone: Introducing monitoring systems and safety check-ins for lone workers, including cleaners, maintenance workers, security personnel, can help to ensure that safety of those workers and residents is maintained. It can also help to mitigate the potential for theft and other inappropriate behaviour.
- Working at height: Holding contractors and maintenance staff to account to follow safety protocols when working on high areas such as rooftops, or replacing external windows, or working with cherry pickers to coppice trees, ensures their safety and that of others. The Work at Height Regulations 2005 is clear on the HSE website and include step-by-step guides. As such, Premier Estates believes there is no excuse not to follow these safety protocols and contractors not adhering to safety laws are replaced.
These points go a long way to highlighting how much work goes into properly managing a complex residential property development.


What are the benefits of risk management for complex residential property management?
Comprehensive property risk management provides multiple benefits, including:
- Enhanced safety and peace of mind: Reducing hazards ensures a safer environment for all residents and stakeholders.
- Injury and damage prevention: Preventing accidents can save lives and avoid expensive repairs or potentially costly legal claims.
- Legal compliance: Meeting legal requirements for risk assessments and safety measures protects property managers and landlords from fines or legal issues.
- Financial security: Pairing risk management with a high-quality insurance policy for a block of flats’ provides added reassurance and protection against unforeseen events.
- Improved relationships: Proactive safety measures help to build trust and confidence between property managers, landlords, and the residents.
- Increased property value: A well-maintained and safe property is more attractive to potential buyers and tenants, thus maximising its market value.
The importance of safety cannot be overstated to prevent further tragedies similar to Grenfell Tower. At Premier Estates, we pride ourselves on our risk management and property management expertise and track record. Our teams have been awarded RoSPA Gold for health and safety performance.
Premier Estates provide award-wining property management services across the UK. If you would like to speak to one of our team about managing your property portfolio, please call 0345 491 8899.
Sources:
- https://www.clearway.co.uk/news/assessing-property-risks/
- https://pressbooks.lib.vt.edu/sustainablepropertymanagement/chapter/the-intersection-of-sustainable-property-management-and-risk-management/
- https://www.flatsdirect-uk.com/managing-a-block-of-flats-blog/the-importance-of-property-risk-management-for-blocks-of-flats/

