Specialist Works in Luton
Not every property management need fits neatly into a standard management contract. Sometimes a building needs a specific piece of expert support — a major works project managed to completion, guidance through the Right to Manage process, or a thorough review of its buildings insurance arrangements.
Fortem Property offers a range of specialist works services to leaseholders, directors, and residents' management companies across Luton and Bedfordshire. Whether you already have a managing agent in place and need specialist input, or you're taking control of your own building for the first time, we can help.
Planned & Reactive Maintenance
When your Luton building needs significant work — roof replacements, external decorations, lift refurbishments, or structural repairs — the stakes are high and the process is complex. Getting it wrong can be costly, both financially and legally.
Fortem Property acts as project manager for major planned works, handling every stage of the process from initial scoping through to final sign-off. This includes obtaining competitive tenders from qualified contractors, carrying out the statutory Section 20 leaseholder consultation process (which is legally required for qualifying works above the threshold), and overseeing the works on site to ensure they are delivered to the agreed specification, on time, and on budget.
We also manage reactive maintenance — urgent repairs and day-to-day building issues — through our 24-hour reporting system, ensuring that problems are addressed quickly and contractors are properly instructed and supervised.
Tailored Packages for Right to Manage
The Right to Manage (RTM) is a legal right that allows leaseholders in qualifying residential buildings to take over the management of their block — without having to prove fault on the part of their current landlord or managing agent. For many leaseholders in Luton, RTM offers a route to greater control, better service, and more transparent management.
The process, however, involves specific legal requirements, precise timescales, and formal notices that must be served correctly. Errors can be costly and invalidate the application.
Fortem Property guides leaseholders through the entire RTM process: assessing whether your Luton building qualifies, advising on the steps involved, helping to establish the RTM company, drafting and serving the required notices, and coordinating with solicitors throughout. Once RTM has been successfully obtained, we can also step in as your new managing agent — giving you continuity and expert management from day one.
Buildings Insurance & Risk Management
Buildings insurance is a legal and practical necessity for any residential block — but many leaseholders in Luton are paying over the odds for cover that hasn't been properly reviewed, or are carrying gaps in their policy without realising it.
We work with specialist property insurance brokers to obtain competitive buildings insurance quotations for blocks in Luton and across Bedfordshire. We ensure that the right cover is in place — buildings, public liability, and legal expenses — and that policies are reviewed and renewed annually. In the event of a claim, we manage the process from notification to resolution, liaising with insurers and contractors on your behalf.
Darren Bennett
Co-Founder & Managing Director.
Omar Al Mutawa
Co-Founder.
Senior Block Manager.
Block Manager.
Carrieanne Lacey
Iuliana Banica
Bigger isn’t always better.
Many leaseholders are growing tired of large, faceless management companies where getting an answer feels like pulling teeth.
As a smaller firm, we’re different.
We pride ourselves on being accessible and responsive across the UK.
You will have the direct phone number of the person who manages your block. We listen to your needs and tailor our management package accordingly.
Our size means that every client is important.
Our experience ensures that you benefit from comprehensive knowledge of property law, accounting, building maintenance and now the requirements of the Building Safety Act.
No task is too small.
Whether you require full block management or support with specific tasks, we are here to help your building run smoothly and your community thrive – whether your building is a modest conversion or a high-rise tower.
Why London Leaseholders Choose Fortem for Specialist Works
Section 20 expertise: fully compliant statutory consultation on all qualifying works
Competitive tendering: we obtain and evaluate multiple contractor quotes
RTM guidance: from eligibility assessment through to successful handover
Insurance review: ensuring your Luton block has the right cover at the right price
Direct access: you deal with a named professional, not a call centre
Local contractor network: trusted trades across Luton and Bedfordshire
Transparent costs: clear reporting on all works expenditure
Serving Luton and the Surrounding Area. Our specialist works services cover Luton and the wider Bedfordshire area, including Dunstable, Harpenden, St Albans, Leagrave, Stopsley, Flitwick, and Bedford.
Whether your building is a small period conversion or a larger modern development, we bring the same level of expertise and personal attention to every instruction.
Get in Touch
If you have a specific project, a Right to Manage query, or an insurance concern for your Luton development, we'd welcome the opportunity to help.
Call us: 020 3725 6755
Email: hello@fortemproperty.co.uk
No matter the size, our promise remains the same: clear communication, efficient management, and personal service.
We work across all building heights throughout England, tailoring our approach to the unique needs of each building.