Most directors don't know they carry personal liability for building compliance. BLOCK-iQ turns statutory obligations into a trackable dashboard so nothing falls through the cracks.
This page describes the position in England and Wales. Scotland and Northern Ireland have different building-safety and leasehold regimes. Information only, not legal advice. Always take professional advice before acting.
Every residential building director must track 21 statutory compliance obligationsThe 21 obligations BLOCK-iQ tracks span fire safety, building insurance, service charge accounts, Companies House filings, Section 20 consultation, ICO registration, asbestos management, client-account ring-fencing, health and safety inspections, statutory responses to leaseholder information requests, and legislative-change monitoring. See directors.html for the full set.. Miss one, and you carry personal liability. The six categories below are where most self-managed buildings are exposed first.
Maintain fire safety risk assessments, test emergency systems, and keep escape routes clear. Your responsibility under the Regulatory Reform (Fire Safety) Order 2005The Fire Safety Order requires the "responsible person" (building owner/director/manager) to carry out fire risk assessments, maintain escape routes, and keep written records (mandatory since October 2023). Legislation.gov.uk.
Buildings insurance must be maintained with adequate cover. Directors can be held personally liable for uninsured lossesDirectors of RTM and SoF companies can face personal liability if inadequate insurance cover results in uninsured damage. Directors & Officers (D&O) insurance is strongly recommended. PLB Insurance.
Annual confirmation statementsCompanies must file a CS01 confirmation statement with Companies House annually, within 14 days of the review date. Annual accounts, director changes, and shareholder updates must also be filed on time. Late filing carries criminal penalties. GOV.UK, annual accounts, director disclosures, and compliance with the Companies Act 2006.
Asbestos managementThe Control of Asbestos Regulations 2012 (CAR 2012) require building managers to maintain an asbestos register, assess risks, and arrange safe removal for pre-1999 buildings. Annual review is mandatory. UKATA, legionella controls, electrical safety, and communal area risk assessments under HSWA 1974The Health and Safety at Work Act 1974 applies to residential building directors. Under s.37, directors can face personal liability (unlimited fines, custodial sentences) for offences committed with their consent, connivance, or neglect. HSE.
Service charge accounts, reserve fund reporting, and financial transparency. Directors sign off on all statements.
GDPR compliance, leaseholder data security, and privacy policy maintenance. Directors can face ICO enforcementThe Information Commissioner's Office enforces the UK GDPR and Data Protection Act 2018. Building management companies handling leaseholder data are subject to enforcement action, with maximum penalties of £17.5 million. ICO.
The whole point of BLOCK-iQ is that it never looks exciting. Every green tick is a day a director did not get sued, did not miss a renewal, did not stand in front of a tribunal wondering where the certificate went. A compliance system only earns its keep on the days nothing goes wrong.
Consult the lease, search HSE guidance, ring a surveyor, spend hours cross-referencing legislation. By the time you understand what you owe, deadlines have passed.
Build your own tracking spreadsheet. Good luck remembering which fire safety certificate expires next month.
Set 21 calendar reminders. Delete by accident. Remember too late. Blame the managing agent for not reminding you.
Hunt down contractors for evidence. Email threads with four-year-old certificates. Board meeting with no proof of compliance.
If fire breaks out, a leak damages flats, or a leaseholder takes you to tribunal - you discover you missed something important. Personal liability applies.
Every item tracked with "Last done" and "Next due" dates. Green = current, amber = due soon, red = overdue. Emergency Lighting, FRA, EICR, AOV, H&S Risk Assessment, BSA checks, and more.
Building insurance and D&O policy details stored with expiry dates. Companies House information with direct links to public records.
Resident register, subletting compliance, evacuation plans, service provider records, open issues, expiring documents, and service requests.
One-click report showing all compliance items, their status, and due dates. Proof you did your due diligence.
A spreadsheet is just data entry. BLOCK-iQ is compliance intelligence.
A spreadsheet is only as good as the person filling it in. If you don't know a legal obligation exists, it won't be in your sheet.
No notifications. No escalation. No "this is due in 7 days" alerts. You discover missed deadlines in hindsight.
Contractors email certificates to three different people. Someone deletes the folder. You can't find proof when you need it.
Every board meeting requires manual compilation. Copy-paste risk. Missing documents. Board challenges your compliance status.
Statutory obligations pre-loaded and verified. Fire Safety OrderThe Regulatory Reform (Fire Safety) Order 2005, as amended by the Fire Safety Act 2021 and Building Safety Act 2022. Legislation.gov.uk, HSWA, Companies Act, Commonhold and Leasehold Reform Act 2002Establishes the legal framework for commonhold associations and director duties. Supplemented by the Commonhold Regulations 2004. Legislation.gov.uk, Data Protection. Nothing missed.
Every compliance item colour-coded: green = current, amber = due soon, red = overdue. Sorted by urgency so the most pressing items appear first.
Upload fire risk assessments, insurance policies, electrical safety reports, AGM minutes. All indexed, searchable, timestamped.
Generate compliance status summary. All evidence attached. Proof of due diligence. Board reviews in minutes, not hours.
"We had a water leak. Three flats affected. Water damage to carpets, plasterboard, belongings. The leaseholders wanted someone to pay. That's when I realised - I had no proof we'd tested the building for water ingress. No asbestos management plan. No evidence we'd done our due diligence. If they'd taken us to tribunal, we'd have lost."
Carl H., Share of Freehold director, Battersea
Verified pilot userSee compliance items, their deadlines, and current status in one dashboard. Colour-coded by urgency.
If you're a leaseholder concerned about compliance at your building, you don't have to wait for your directors to tell you what they're tracking. Check what your directors should be monitoring under the law.
Audit your building's compliance →Personal liability for building compliance is real. A single missed deadline can cost you tens of thousands of pounds in damages, fines, or tribunal awards. BLOCK-iQ gives you the proof that you did your due diligence.
A record of every compliance item, its status, and when it was last completed. Proof you tracked your obligations.
Export compliance reports showing status and deadlines for every obligation in your building. One-click from the Compliance tab.
Each compliance item in BLOCK-iQ links to a shortlist of accredited contractors who can fulfil it. Fire risk assessors with BAFE registration, electricians with NICEIC, gas engineers on the Gas Safe Register, surveyors with RICS membership.
We are offering BLOCK-iQ at no cost to a limited number of small blocks during our pilot. Personal liability is expensive. Getting ahead of it does not have to be.
Monthly digest: new regulations, case law updates, and tips for building directors on statutory obligations and personal liability.
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