Phased programming
Stairwell cores and floors phased to maintain resident access throughout works.
Block Management · West Midlands
The West Midlands' Trusted Partner for Communal & Cyclical Block Redecoration.
Delivering fixed-price, Section 20 compliant redecoration frameworks with zero tenant friction. Trusted by managing agents since 2009.
- Est. 2009
- 9.96/10 Checkatrade123+ Reviews
- 4.9/5 Google Rating
- £5,000,000 Public Liability Insurance
- DBS-Checked Decorators
Why Property Managers Choose Four Oaks
Built around the realities of block management.
Three commitments that managing agents tell us make the difference between a contractor and a long-term partner.
Full Section 20 Compliance
We deliver highly detailed, itemised, fixed-price tenders tailored for leaseholder consultation. No hidden fees, no unexpected variations, and strict adherence to your tendering timelines.
Our Resident Liaison Protocol
We eliminate tenant complaints. Our team handles complete on-site communication, including corridor notice-board alerts, letterbox drops with work schedules, and clear wet-paint/safety signage.
High-Traffic Durability Systems
We specify heavy-duty, scrubbable commercial paint systems (including Benjamin Moore Scuff-X and Johnstone's Acrylic Durable Matt). We protect your reserve funds by extending your cyclical maintenance window to 5–7 years.
Our Operational Scope
What we cover on every block.
A single accountable contractor across the full communal envelope — internal, external and access-sensitive works.
Communal Areas
Corridors, lobbies, stairwells and lifts.
External Fabric Painting & Woodwork Restoration
Render, soffits, fascias, communal doors, railings and balustrades.
Off-Hours & Weekend Scheduling
Minimising foot-traffic disruption for residents and visitors.
Dustless Sanding Technology
Keeping air quality completely clean for residents throughout works.
Built For Managing Agents
A decorating contractor that fits your process.
We work the way managing agents and block management companies need us to — documented, predictable and procurement-ready. No surprises at invoice stage, no resident escalations on your desk.
Section 20 ready tenders
Itemised, fixed-price quotations formatted for Section 20 consultation — clear scope, products, programme and access requirements, ready to issue to leaseholders.
Fixed-price frameworks
Multi-block cyclical redecoration frameworks with predictable pricing across your portfolio. Reserve-fund friendly and built for repeat instruction.
Resident liaison protocol
Written notification drops, high-vis signage, controlled access, fire-exit safety and a single point of contact for residents and the managing agent for the duration of works.
Zero Tenant Friction
Communal redecoration the residents barely notice.
Stairwells, lobbies, corridors and fire exits stay accessible throughout. Clean working practices and clear communication keep leaseholder complaints off your inbox.
Dust containment
Mirka dustless sanding with HEPA extraction — clean working in occupied communal areas.
Contained spray finishing
Graco airless equipment under masking film and zip-doors for fire doors, frames and metalwork.
Fire-exit safety
Means of escape kept clear at all times, daily tidy-down and lockable storage for materials.
Cyclical Redecoration Frameworks
Specified to extend the cycle.
We specify durable, scrubbable trade systems on communal surfaces so the next cyclical redecoration sits 5–7 years out — protecting reserve funds and reducing leaseholder consultation frequency.
- Johnstone's Acrylic Durable Matt — high-traffic walls
- Dulux Trade Diamond Matt — scrubbable communal finish
- Tikkurila Helmi / Optiva — durable trim and joinery
- Zinsser primer & stain-block systems where required
Insurance
PL £5m · EL £10m
RAMS
Site-specific
Operating
Since 2009
Coverage
West Midlands
Procurement FAQs
Answers for managing agents.
Are your quotations suitable for Section 20 consultation?+
Yes. Quotations are issued as itemised, fixed-price documents with a defined scope of works, product specification, programme and access plan — formatted so they can be put straight into a Section 20 notice of estimates to leaseholders.
Can you join our Approved Contractor List (ACL)?+
Yes. We are PQQ-ready and routinely complete onboarding paperwork for managing agents and block management companies. Insurance certificates, RAMS templates and references are available on request.
How disruptive are communal redecorations to residents?+
Minimal. Works are phased to keep stairwells, lifts and fire exits accessible. Residents receive written notification drops in advance, signage is displayed during works and dust is captured at source with HEPA-extracted sanding.
What redecoration cycle should we plan for?+
Specifying durable commercial-grade systems — Johnstone's Acrylic Durable Matt, Dulux Diamond Matt or Tikkurila Helmi/Optiva on trim — typically pushes the next cyclical redecoration out to 5–7 years, protecting reserve funds.
Start The Conversation
Add Us to Your Approved Contractor List (ACL) or Request a Quote.
Tell us whether you'd like to onboard us to your ACL, invite us to an active tender, or book a free communal condition report. A director will reply personally within one working day.
- —One working day response, in writing.
- —PQQ documentation issued on request.
- —Fixed-price tenders formatted for Section 20.