When to hire a Property Manager
19 April 2024
When To Hire A Property Manager
Being a landlord involves wearing many hats—managing finances, handling home maintenance, finding tenants, and more. As your rental property business expands, these responsibilities can become overwhelming, potentially diverting your attention from growing your real estate portfolio. This is where property managers can be invaluable. They play a crucial role in managing day-to-day operations, easing the administrative and maintenance burdens that come with owning multiple properties.
However, finding a reliable property manager can be challenging, especially for new landlords. Determining what to look for in a quality property manager is key. This article will provide insights into the role of property managers, the advantages of working with one, associated costs, and considerations for hiring and onboarding.
The Role of a Property Manager
Property managers are typically employed by real estate agencies, property management firms, or as independent consultants. Their primary responsibility is to handle the day-to-day management of rental properties on behalf of private or commercial landlords.
A property manager can handle various tasks including repairs, maintenance, rent collection, tenant relations, and administrative duties. By maintaining your property well and ensuring it is rented to qualified tenants, they can enhance its value.
Beyond these practical benefits, a property manager can offer peace of mind, allowing you to enjoy your free time knowing your property is in capable hands. They also help preserve your privacy and provide an added layer of personal security.
Not All Property Managers Are Created Equal
Investing in a reputable and professional property management company is likely to result in a positive experience. However, it’s important to recognize that not all property managers possess the same level of passion or expertise.
While it can be tempting to make a quick decision, especially when overwhelmed, it’s crucial to carefully evaluate candidates. Choosing the right property manager is essential to ensuring you receive the value and outcome you expect. We'll delve into this further later in the article.
Cost Considerations
The costs associated with property management can impact your return on investment, but the benefits may offset these expenses.
Cost structures can vary between companies, often depending on the rental price of your property. Typically, you may be invoiced for a percentage of the monthly rent when new tenants move in, along with a monthly fee that can be up to 10% of the rent or a flat rate set by the management company.
Benefits of Having a Property Manager
A skilled property manager can be invaluable, saving you time and hassle by managing all the details associated with rental property ownership, allowing you to focus on other aspects of your life.
For landlords, particularly those who don’t live near their rental properties, having someone reliable to make on-the-spot decisions is crucial. Here are some key benefits of hiring a property management company:
Tenant Screening
One of the most critical functions of a property manager is tenant screening. They perform background and credit checks to ensure that prospective tenants can pay rent and will take good care of your property. With their experience, property managers can make informed decisions about tenant suitability.
Handling Repairs and Maintenance
A property manager will address repairs and maintenance issues as they arise. They manage the process of finding contractors, negotiating responsibilities with tenants, and sourcing necessary items. Their industry contacts often ensure reliable and cost-effective work, saving you time and money.
Rent Collection
Property managers ensure that rent is collected on time each month. This can be a significant relief for landlords who have previously dealt with late or delinquent payments.
Handling Eviction Proceedings
If evictions become necessary, a property manager will handle all the proceedings. They are experienced in managing this complex and often stressful process efficiently and in accordance with legal requirements.
When to Consider Hiring a Property Manager
Consider hiring a property manager if you identify any of the following situations:
Distance from Rental Property: If you live far from your rental property or have multiple properties in different locations, managing them effectively can be challenging. A property manager can handle tasks like property showings, repairs, and inspections on your behalf.
Difficulty Finding Tenants: High vacancy rates or trouble finding qualified tenants may indicate it’s time to hire a property manager. They have the expertise and industry contacts to market your property effectively and attract reliable tenants.
Frequent Property Issues: If you frequently deal with tenant complaints or maintenance problems, a property manager can take over these responsibilities, alleviating some of your stress.
Lack of Time: If you’re unable to dedicate sufficient time to manage your property, a property manager can handle all the details for you, allowing you to focus on other priorities.
Advice for Hiring Property Managers
Choosing the right property management company is a significant decision. Here are some tips to help you find a suitable candidate:
Referrals
Seek recommendations from friends or family who own rental properties and have experience with property managers. Their insights can provide valuable context and help you identify qualities and experiences that are important to you.
Research
Conduct thorough online research to create a shortlist of potential property managers. Reading reviews and gathering information from professional research organizations can help you assess their reputation and performance.
Interviews
Meet with your shortlisted candidates to gauge their suitability. In-person meetings can reveal aspects not apparent from reviews or background information. Although hiring a property manager involves a cost, the peace of mind and time savings they provide can be well worth the investment.
If you’re contemplating hiring a property manager, it’s likely due to one or more of the issues discussed here. At Northmode we can help address these challenges so you can enjoy being a landlord without the associated stress.
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Managing a property portfolio comes with great potential for high returns, but it also brings challenges such as maintenance coordination, tenant management, and financial planning. Portfolio landlords must adopt a strategic approach to ensure their investments are profitable, compliant, and stress-free. This guide explores the key principles of property portfolio management, offering insights on how to maximise rental income, streamline operations, and minimise risks. What is Property Portfolio Management? Property portfolio management refers to the strategic oversight of multiple investment properties. Unlike single-property landlords, portfolio landlords must balance different financial, operational, and regulatory considerations across multiple assets. A well-managed portfolio leads to: Consistent rental income and occupancy rates. Reduced maintenance costs through proactive planning. Legal compliance across all properties. Efficient handling of tenant relations. Key Strategies for Successful Property Portfolio Management 1. Establish a Clear Investment Strategy Before expanding a portfolio, landlords should define their investment goals: Buy-to-let income vs. capital growth – Do you prioritise monthly yield or long-term appreciation? Geographical focus – Concentrate on high-demand areas like Manchester and the Northwest. Property type – Focus on HMOs, single-lets, blocks, or a blend? Having a clear strategy helps landlords make informed purchasing and management decisions. 2. Professional Property Management: When to Delegate Self-managing a large portfolio can be overwhelming. Partnering with a property management company like Northmode Properties allows landlords to: Handle tenant communication, rent collection, and compliance. Reduce void periods with efficient tenant transitions. Access vetted contractors for cost-effective maintenance. A professional team can free up your time while ensuring high occupancy and compliance. 3. Financial Planning and Cash Flow Management Strong financial management is vital. Keep close watch on: Rental Yield & ROI – Make sure income exceeds expenses. Service Charges & Maintenance Budgets – Anticipate ongoing and long-term costs. Refinancing Options – Use equity to fund further growth. Tax Planning – Consider limited company structures to optimise tax. 4. Compliance and Risk Management Managing multiple properties means managing multiple legal obligations. Ensure: EPC and energy efficiency compliance Fire safety and gas certificates Deposit protection schemes HMO licensing (if applicable) Staying compliant protects against penalties, disputes, and reputational harm. 5. Scaling the Portfolio: Growth Strategies Looking to grow? Consider: Targeting high-yield areas and off-market opportunities Using remortgaging to release capital Forming joint ventures for larger deals Diversifying with HMOs, student lets, or mixed-use buildings Why Work with Northmode Properties At Northmode Properties, we specialise in helping portfolio landlords manage, grow, and protect their investments. We offer: Block and property management under one roof Lettings and tenant support tailored for portfolio landlords Maintenance coordination across multiple units Transparent financial reporting and strategic insights Ready to Take Your Portfolio to the Next Level? If you’re a portfolio landlord in Manchester or the Northwest, Northmode Properties is here to help you scale efficiently and sustainably. Contact us today to learn how we can support your growth and streamline your operations.
Understanding the Key Differences and Choosing the Right Solution
As of January 31, 2025, major changes have come into effect under the Leasehold and Freehold Reform Act 2024 (LAFRA), significantly improving the rights of leaseholders. One of the most impactful amendments is the abolition of the two-year qualifying rule, which previously required leaseholders to own their property for at least two years before they could apply to extend their lease or purchase the freehold. What Has Changed? Under the previous system, leaseholders had to wait for two years before they could take action on securing their long-term property interests. This often led to complications, especially for those looking to extend a lease or buy their freehold shortly after purchasing a property. The removal of this restriction provides immediate eligibility for leaseholders to: - Extend their lease without waiting two years. - Purchase the freehold of their property as soon as they take ownership. This reform provides greater flexibility and control over property ownership, enabling leaseholders to make timely decisions that align with their financial and personal circumstances. Why Is This Change Important? The abolition of the two-year rule is a crucial step in modernizing leasehold law and improving homeowners’ rights. Key benefits include: Increased property value – Leaseholders can extend their lease sooner, preventing property depreciation due to a shorter lease term. More certainty for homeowners – Immediate action can be taken to secure long-term ownership. Better financial planning – Leaseholders can manage costs more effectively without delaying essential leasehold improvements. Simplified transactions – Those purchasing leasehold properties can now address lease terms right away, avoiding the risk of additional costs and legal restrictions later on. What Does This Mean for Leaseholders? Although the two-year rule has been removed, the process of extending a lease or purchasing the freehold remains complex. Leaseholders must still follow the legal procedures, negotiate with the freeholder, and meet financial obligations. Key considerations include: Valuation Costs – Determining the premium to be paid for a lease extension or freehold purchase. Legal and Professional Fees – Engaging solicitors and surveyors to manage the process. Leasehold Reform Timelines – Understanding the statutory process for lease extensions and enfranchisement. Given the complexities involved, leaseholders are strongly advised to seek expert legal guidance to navigate the process efficiently and ensure they fully understand the implications. Further Leasehold Reforms to Watch The abolition of the two-year qualifying rule is part of a broader government effort to enhance leaseholder rights and simplify property ownership. Additional reforms under the Leasehold and Freehold Reform Act 2024 include: Potential caps on ground rent charges. Changes to service charge transparency. Improved rights for leaseholders to challenge unfair management fees. Enhancements in collective enfranchisement rights for leaseholders who want to buy their freehold together. Leaseholders are encouraged to stay informed about upcoming changes that may impact their rights and responsibilities in the coming months. How Northmode Properties Can Help At Northmode Properties, we specialise in providing expert guidance on lease extensions, freehold acquisitions, and property management. Our team understands the complexities introduced by these reforms and can offer tailored advice on navigating the new legal landscape. Whether you are looking to extend your lease, purchase your freehold, or understand how these changes affect your property, we are here to help. Get in touch with Northmode Properties today to ensure you are making informed decisions about your leasehold property.
Identifying Mismanagement and Taking Action for a Better Living Environment When you invest in a leasehold property, you expect your building to be well-maintained, safe, and efficiently managed. However, not all block management companies uphold their responsibilities effectively. If you’re experiencing frequent issues with maintenance, poor communication, or rising service charges without improvements, it may be time to assess whether your block is being mismanaged. A well-managed block should provide a clean, secure, and well-maintained environment for its residents. If your property is suffering from ongoing neglect, financial mismanagement, or unresponsive management, these could be warning signs that your block is not being run efficiently. Common Signs of Poor Block Management 1. Service Charges Keep Increasing Without Improvements Service charges are a necessary part of maintaining shared spaces and services within a residential block. However, if your charges are continually rising without any noticeable improvements to the building, this could indicate financial mismanagement. Residents should expect transparency in how their fees are allocated, including: Clear breakdowns of maintenance costs. Justifications for any increases. Evidence of value for money in service contracts. If you’re paying more but seeing little return, it could be a sign of inefficient spending or poor financial oversight. 2. Delayed or Ignored Repairs A well-managed block ensures that maintenance issues are resolved promptly. If you find yourself reporting the same issue multiple times without resolution, this points to a lack of proactive management. Common signs include: Leaks or damp issues left unresolved. Persistent electrical faults in communal areas. Unrepaired security features, such as broken gates or intercom systems. Delays in essential maintenance can lead to larger, costlier repairs over time and significantly impact residents’ quality of life. 3. Poor Communication and Lack of Transparency One of the biggest frustrations for residents in a poorly managed block is the lack of communication from the management company. If you experience: Long response times to emails or calls. Unclear information about scheduled maintenance or upcoming costs. A lack of engagement with residents regarding key decisions. ...then your management company may not be fulfilling its duty to keep leaseholders informed and involved. 4. Persistent Issues with Shared Facilities A well-maintained block should ensure that shared facilities remain in working order. If you consistently experience issues such as: Non-functioning lifts. Faulty or broken door entry systems. Poorly maintained communal areas. ...it suggests that the management team is either neglecting maintenance or failing to allocate resources effectively. This can pose safety risks to residents and reduce the overall value of the property. 5. Unclear or Unjustified Service Charge Spending Do you know where your service charge money is going? If financial reports are vague, or you’re being charged for services that don’t seem to be provided, this could be a red flag. Transparent financial reporting should include: An annual breakdown of service charge spending. Competitive quotes for maintenance and repairs. Justification for any unexpected costs. If your management company is unwilling to provide this information, it may indicate inefficiency or poor financial planning. 6. Poorly Maintained Communal Spaces The condition of communal areas is often a clear indicator of how well a building is managed. Warning signs include: Dirty or uncleaned hallways and stairwells. Overgrown gardens and unmaintained landscaping. Overflowing bin stores and poor waste management. Neglected communal spaces not only reduce the appeal of the building but can also lead to health and safety hazards. 7. Security Concerns and Safety Issues Your property management company has a duty to ensure the safety of residents. If you notice: Faulty security doors or broken entry systems. Poor lighting in corridors, stairwells, or car parks. A lack of fire safety measures, such as outdated extinguishers or missing fire risk assessments. ...it could mean that your building is not being properly managed in accordance with safety regulations. The Impact of Poor Block Management Neglecting property management responsibilities affects everyone in the building. When management companies fail to uphold their obligations, it can lead to: Increased costs due to long-term neglect and major repairs. Declining property values due to poor upkeep and dissatisfaction among residents. Unnecessary stress for leaseholders dealing with unresolved issues. What Can You Do If Your Block is Poorly Managed? If you recognise these issues in your building, it’s important to take action. Here’s how you can address mismanagement: Raise Concerns with the Management Company Communicate issues formally and request a timeline for resolution. Ask for financial transparency and justification for service charges. Check Your Lease Agreement Understand the terms relating to management responsibilities. Verify whether leaseholders have any rights to challenge poor management. Engage with Other Leaseholders Gather support from fellow residents to collectively raise concerns. Consider forming a Residents’ Management Company (RMC) if applicable. Consider a Right to Manage (RTM) Application- Leaseholders may have the legal right to take over management duties from the existing agent. This can be an effective way to regain control over service charge spending and building maintenance. Switch to a More Reliable Block Management Company - If the current management company is failing in its responsibilities, leaseholders can seek alternative professional management. A reputable company will prioritise maintenance, financial transparency, and resident communication. How Northmode Properties Can Help? At Northmode Properties, we specialise in professional block management across Manchester and the Northwest, providing expert maintenance, financial transparency, and proactive property care. We have successfully taken over mismanaged buildings and transformed them into well-maintained, efficiently run properties. Our services include: Clear and transparent financial reporting so leaseholders know where their money is going. Regular maintenance and inspections to ensure high standards are maintained. Responsive communication with leaseholders, addressing concerns promptly. Strategic cost management to keep service charges fair and justified. If you believe your block is being neglected, it doesn’t have to stay that way. Get in touch with us today to discuss how we can help improve your building’s management and ensure it runs smoothly and efficiently. T: 0161 676 0084