Getting a Block of Flats Ready for Winter: A Maintenance Checklist for Managing Agents
Updated: Oct 24
Every winter, the same calls come in. A gutter overflows and water runs down the brickwork. A communal light fails on a dark stairwell. A drain backs up after a heavy downpour and the bin store floods. None of these are surprises, and most of them can be prevented with a bit of planning in October and November.
If you're a managing agent, RTM company or RMC director, this checklist will help you get your buildings ready before the weather turns. It's written with Manchester's wet winters in mind, but it applies to blocks anywhere in the UK.
Why autumn is the time to act
Contractors get busier as the weather gets worse. Roofers and drainage firms that can fit you in within a few days in October can be booked up for weeks once the first big storm hits. Getting inspections and small repairs done early means you're choosing when the work happens, rather than reacting to a leak at the worst possible time.
It also helps with budgets. Planned work is easier to cost, approve and explain to leaseholders than an emergency call-out, and it gives you a clear paper trail showing the building was looked after.
1. Gutters and downpipes
Blocked gutters are one of the most common causes of winter damp in flats. Leaves, moss and debris build up through autumn, and once the gutters overflow, water soaks into walls, around window frames and into top-floor ceilings.
Arrange a gutter clear after most of the leaves have fallen, usually from late October to November.
Check downpipes are clear and securely fixed to the wall.
Look for staining on the brickwork below gutters, which often points to a leak or overflow.
Ask the contractor for before and after photos so you have a record for the building file.
For taller blocks, gutter clearing may need access equipment such as a cherry picker or a cleaning system that works from the ground. Make sure your contractor's method suits the building and that they have the right insurance and risk assessments in place.
2. Roofs and flat roof areas
Many blocks in Manchester have flat roofs, or flat sections over stairwells, lift shafts and bin stores. These need checking before winter.
Clear outlets and drainage points on flat roofs so water doesn't pool.
Look for damaged or lifting felt, cracked flashing, and loose or slipped tiles on pitched roofs.
Check roof access hatches and doors close and lock properly.
Note any recurring leaks reported by top-floor residents, and get them investigated now rather than patched again in January.
A short roof inspection with photos can save a lot of disruption. If repairs are needed, getting them quoted and approved before the bad weather gives you time to follow any consultation process the lease or the law requires for larger works.
3. Drains, gullies and the bin store
Heavy rain shows up any weakness in a building's drainage. Blocked gullies and drains can flood car parks, entrances and bin stores, and bin stores in particular can quickly become unpleasant and unsafe.
Clear surface water gullies and channel drains around entrances and car parks.
Check the bin store drain, if there is one, and that the floor falls towards it.
Remove any dumped items or build-up of rubbish around the bin store that could block drains or attract pests.
Consider a drain survey if the same area floods every year.
4. Communal lighting
Darker evenings mean residents rely on communal lighting far more. A failed light on a stairwell, landing or path is a trip hazard and a security worry.
Walk the building, inside and out, at dusk to spot failed or flickering lights.
Check timers and sensors are set correctly now that the clocks have gone back.
Confirm emergency lighting is being tested as required, and that the test records are up to date.
5. Communal heating, water and frozen pipes
If your block has a communal boiler, plant room or shared water tanks, get them serviced before the cold sets in.
Book the annual service for communal heating plant if it's due.
Check pipes in unheated areas such as bin stores, roof spaces and external walls are lagged.
Make sure someone knows where the main stopcock is and that it can be turned off easily.
Remind residents how to report leaks, especially if they're going away over the holidays.
6. Paths, entrances and car parks
Ice and wet leaves make communal areas slippery. Think about how the building will cope on a frosty morning.
Arrange leaf clearing on paths and entrances.
Agree who grits paths and car parks in icy weather, and where the grit is kept.
Check entrance matting is in good condition so floors inside stay drier and safer.
Fix any loose paving slabs or potholes before they hold water and freeze.
7. Let residents know what's happening
A short message to residents in the autumn goes a long way. Let them know when gutter clearing or roof work is planned, how to report a problem, and who to contact if something goes wrong out of hours. Clear communication cuts down on duplicate reports and frustrated emails, and it shows leaseholders their service charge is being put to good use.
Keeping it all on track
The hardest part of winter preparation usually isn't the work itself, it's the coordination. Getting quotes, booking contractors, chasing access, collecting photos and certificates, and keeping residents updated takes time, especially when you're looking after several blocks at once.
That's where ProLink comes in. We're a Manchester-based property operations and back-office support business working with managing agents, RTM companies, RMCs and landlords across the UK. We coordinate maintenance and repairs through our network of vetted contractors, handle the admin and follow-up, and keep clear records so you always know what's been done and what's next.
If you'd like help getting your buildings ready for winter, see our services or request a quote and tell us about your block.
This article is general guidance and not a substitute for advice on your specific building, lease or legal obligations.
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