London Block Management Avis 51

LBM is absolutely useless, they don’t even provide a poor service, they provide nothing at all and charge you massively. We have had the misfortune to be mismanaged by them for the last few years and they have proved consistently to be useless and lie and make up everything as they go along. No matter who you contact, no one will ever get back to you, they never reply to any emails, and their usual trend is an auto-respond that the person is on annual leave, their directors also seem to be permanently on annual leave, not surprised considering their charges.
So, avoid this useless company unless you want to be totally mismanaged and charged majorly for nothing whatsoever by a bunch of cowboys.

LBM is awful. They charge a lot of money and don't even do the bare minimum. They don't reply to emails and when you call, your person of contact is always away or in a meeting and never gets back to you.
They haven't paid contractors they were supposed to, they don't tend to leaks causing apartment damage, they won't even respond to energy providers when they enquire about something for months on end.

The five stars on here must have been bought. Terrible communication, terrible management, not enough staff members within there ranks... They ignore everything. I can't even find words. We changed our former managing company to LBM and now residents are begging us to bring the former managing agency back as LBM was like jumping from frying pan to fire. They will frustrate the f out you. No reasonable person who have actually used there services would rate them above 1 star. Save your self the stress - Avoid!!! Run!!!!

It would take too long to genuinely list how bad they are. 3 notable things: 1. They incorrectly calculated service charges by not having the right dates AND regardless of that, doubled the amount, 2. They failed to fix the bin store door after a year and a prostitute has often been in there and has threatened us, and 3. They simply are unresponsive via email and phone.

DO NOT USE.

LBM were appointed by our building's Right To Manage (RTM) company who have continued to evade and avoid consulting members or leaseholders on major decisions (now hiding behind LBM). Things started out okay, until the service charge costs for the block were increased and the standards started to decline, we now pay more money for less service. Portfolio Managers at LBM take the misguided stance that they only need to consult with the RTM stating that they are LBM's 'clients', forgetting that all leaseholders and company members are the customers of LBM paying for their services.

Since being appointed LBM have often expected leaseholders to gather information on their behalf and do their job for them e.g. resolving day-to-day issues such as leaks, poor/absent cleaning, broken doors and gates and trespassers in the building they have offered a sub-par service and have often been non-responsive/or very slow to resolve issues giving excuse after excuse (an example is the back gate to our carpark being left broken for months- allowing anyone off the street to access it) . The LBM representatives most frequent response to enquiry is now citing legislation in an attempt to silence concerns and defensive responses when issues are raised around the lack of transparency in plans they are making with the RTM or lack of action e.g. providing legally required requests for up-to-date financial information....

That is of course unless they are pursuing large jobs that have financial incentives for them ...e.g. Lift replacement and now proposed roof renovation . They are pretty efficient in taking action then.

A senior member of staff maintained that she felt it was acceptable for herself and her employees to make false claims against leasholders when held to account for their actions by accusing a customer of “spreading misinformation" for alerting other stakeholders to the financial implications (and future potential costs we will endure) as LBM are colluding with the RTM to empty the majority of our building's reserve fund (FACT- which is also a BREACH OF LEASE) - as despite saying they would be published at the start of 2023

UPDATE: they still not published legally required accounts in December 2023.

LBM are quite simply unethical. AVOID giving this company your business unless you would like your property/home/building to be financially worse off and mismanaged.

Leaseholder- St George's Buildings

Do not use this company! Worst decision ever to use them

First manager Ben was great he won the contract, but after he handed over to another colleague, service went downhill. We had a total of 6 different managers, with only 1 other than Ben, who actually cared about our building and she was very junior.

Poor communication skills
Poor management skills
Poor management of service charge funds, not sharing statements and lack of visibility of where monies are spent and how much is in the accounts
Poor referrals for surveys and works, which have caused expensive remedial work and useless at managing works, lengthy delays
A nightmare to organise meetings with

Horrific handover to their replacement management company, we are still waiting on bank statements and funds 4 months later. There are unpaid invoices that date back to September last year, which is 2 months before we gave notice - we now use Ashley Milton who are excellent!

The experience of having LBM manage our block has been extremely stressful, costly and frustrating. I cannot share anything positive, they are not a company I, or any of my fellow residents would recommend.

Do not use this company.

This company has high staff turnover and there is no hand over of issues from one rep to the other. They only seem to deal with smaller issues such key fobs etc..and do not respond on bigger on going issues. They dont respond on requests to meet during site visits or call back. Am not sure they even pass issues on to directors. Since they took over management of our block the block has deteorated in appearance and value of flats has reduced. Our service charge has increased to £3000 pa and nothing to show for it.
Will be taking the issues to the Ombundsman.

London Block Management (LBM) took over our block about a year ago.A very difficult handover from the previous agent left them without much needed paperwork and files. In addition the block was about to undertake a re-cladding programme. LBM have performed efficiently and professionally. I highly recommend them

Communication is appalling. Phone calls and emails not responded to. Junior staff do not have the sufficient support and are too inexperienced to deal with anything that isn’t standard. I most certainly would not recommend anyone using this company.

They do not answer emails or phone calls. You are left in the dark for ages. You will have to chase endlessly for anything to be done. They are both useless and frustrating to deal with. They do not care about leaseholders. They have high staff turnover so you are never dealing with the same person and they do not hand over properly and the new staff member has no idea what’s been going on. Nothing has been solved and it’s been months. Going to the ombudsman next as this is insane!