Dack Property Management
02392 896 996Request a proposal

Everything You Need as a Resident

If you live in a block or estate managed by Dack - report a repair, reach us in an emergency, understand your service charge and know exactly what you are entitled to.

Report a Repair

Log a communal repair or maintenance issue online with photos. It reaches our maintenance team and the right contractor directly, and you can track progress.

Report an Issue Online

Out of Hours Emergency

For genuine emergencies outside office hours - escape of water, communal power failure, alarm faults, lift entrapment or an insecure building.

07525 764074

Service Charge Queries

Questions about your demand, your annual statement, a payment plan or a management pack for a sale. Speak to the office directly.

02392 896 996

Office hours: Monday to Friday, 9am to 5:30pm. Non-urgent repairs reported online are logged immediately and picked up the next working day - please do not use the emergency line for routine issues.

Your Rights as a Leaseholder

Leasehold law gives you specific, enforceable rights over how your block is managed and how your money is spent. A good managing agent should make those rights easy to use - not something you have to fight for.

A written summary of service charge costs

Under Section 21 of the Landlord and Tenant Act 1985 you can request a summary of the costs making up your service charge. We issue annual statements as standard, so you should not need to ask.

The right to inspect the invoices

Section 22 gives you the right to inspect the supporting receipts and invoices behind those costs. Contact the office and we will arrange it - we treat this as normal, not as a complaint.

Consultation on major works

Where qualifying works exceed the statutory threshold, Section 20 requires formal consultation before the work proceeds. You will receive notices setting out the proposals and your observations are taken into account.

Independent redress

If we get something wrong and cannot resolve it with you directly, you can escalate to The Property Ombudsman. We are members through the Bernards Property Group and bound by their code of practice.

This page is a general guide, not legal advice. Your lease is the governing document and terms vary between blocks - contact us and we will tell you what your specific lease says.

What We Are Doing for Your Block

Much of block management is invisible when it is working properly. Across the 30+ blocks we manage, this is what is running in the background every month.

Regular site inspections with issues logged and actioned
Fire risk assessments kept current, with actions tracked to completion
Alarm, emergency lighting and lift servicing on a live compliance calendar
Communal cleaning, lighting and grounds maintenance contracts managed
Buildings insurance placed, renewed and claims handled
Service charge budgets prepared, monitored and reconciled annually
Reserve funds built so major works do not arrive as a shock
Communal areas of a residential block managed in Portsmouth

Leaseholder FAQs

How do I report a repair in the communal areas?+
Use our online reporting tool at dack.fixflo.com. It logs the issue straight to our maintenance team with photos, which means it gets to the right contractor faster than a phone message. For anything urgent and out of hours, call 07525 764074.
What counts as an out-of-hours emergency?+
Anything that presents an immediate risk to people or the building: a major escape of water, a total power failure to communal areas, a fire alarm fault, a lift entrapment, or insecure communal doors. For a genuine emergency call 07525 764074. Non-urgent repairs should be reported online so they are properly logged.
What does my service charge actually pay for?+
Typically buildings insurance, communal cleaning and lighting, grounds maintenance, lift and plant servicing, fire safety and compliance work, management fees and a contribution to the reserve fund for future major works. Your annual budget breaks this down line by line.
Why has my service charge gone up?+
The most common causes are insurance premium increases, higher contractor and utility costs, new compliance obligations following the Building Safety Act, or a planned increase to the reserve fund ahead of major works. If your charge has changed, contact us and we will explain exactly which line moved and why.
How do I pay my service charge?+
Your demand sets out the payment methods and due dates. If you are struggling to pay, contact the office early - we would far rather agree a payment plan with you than let arrears build up and escalate.
I want to sell my flat. Can you provide a management pack?+
Yes. Your solicitor will request a leasehold management pack (also called an LPE1 or sellers pack) covering service charge accounts, insurance, compliance documents and consents. Ask them to contact us directly and we will turn it around as quickly as possible.
Can I make alterations to my flat?+
Most leases require the freeholder's written consent for structural changes, new flooring, or altering windows and doors. Contact us before work starts - retrospective consent is significantly harder and more expensive than getting it agreed up front.
Who insures the building?+
Buildings insurance for the block is arranged by us on behalf of the freeholder or management company and recovered through the service charge. You are responsible for insuring the contents of your own flat. We can provide the policy summary and claims details on request.

Still need help?

Our team is based in Southsea and answers the phone. If your query is not covered above, get in touch and we will point you to the right person.

Contact the Office Block Management Service
02392 896 996info@dackpropertymanagement.co.uk

The Old Treasury, King's Road, Southsea, Portsmouth PO5 4DJ

Report a repair online