The festive period brings with it its own unique challenges for managing agents. From last-minute repair requests to ambitious Christmas decorations, December can test even the most robust block management processes. While Santa himself may not be making an appearance, many seasonal issues could easily land on his “naughty list.”
1. Roof access: Not even Santa gets an implied right of entry
December often sees a spike in requests for urgent roof or service riser access—whether for repairs or last-minute decorations. Unless the lease grants the landlord or managing agent a clear right of entry, you cannot rely on goodwill alone. Proper notice and compliance with lease terms remain essential. Even Santa would need permission before landing on a penthouse balcony!
2. Decorations and the ‘Clause 3.7 Christmas Problem’
Most leases contain strict prohibitions on alterations. A discreet wreath on a front door is usually fine, but drilling into common parts to install a twelve-foot illuminated reindeer? That’s a breach. Festive spirit doesn’t override covenants requiring consent for alterations, and managing agents should be ready to advise leaseholders accordingly.
3. Service charge disputes don’t take a holiday
It’s not uncommon for leaseholders to delay payment “until after Christmas.” Unfortunately, Section 20B and the contractual payment dates in the lease don’t observe the festive period. If arrears aren’t addressed promptly, managing agents risk reasonableness challenges later. Service charges must be demanded strictly in accordance with the lease—mince pies or not.
4. Noise complaints: Santa’s sleigh included
December brings more social gatherings—and more noise complaints. From late-night parties to karaoke sessions, leaseholders must comply with covenants against nuisance. One memorable complaint even involved “sleigh bells” at 1am! Managing agents should remind residents that festive cheer doesn’t excuse excessive noise.
5. Pets, visitors and Reindeer
Many leases contain strict pet clauses. While few mention reindeer specifically, the principle remains the same. Temporary animals, visiting pets, and festive pet-sitting arrangements can all breach the lease if consent is required. A “highly trained” reindeer still needs written approval.
6. Repairs and ‘urgent’ requests
The pressure to resolve outstanding repairs before family arrives for Christmas is real. But the landlord’s obligations don’t expand just because the holidays are approaching. The key question is always what the lease requires and whether costs are recoverable. Santa getting stuck in a chimney doesn’t create a new statutory duty!
Keeping off the naughty list
The message is clear: whether it’s Christmas or mod-July, the lease remains the governing document. Managing agents who follow the lease, keep accurate records, and seek early advice when disputes arise will stay firmly on the “nice list”—whatever the season.
Need advice on festive leasehold issues?
Brady Solicitors’ expert team is here to help you navigate seasonal challenges and keep your block management running smoothly. Contact us today.
