Dedicated property manager
A named manager who knows your property — direct line, direct email, direct accountability.
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- 01892 533367Office + voicemail 24h
- 4.9From 260+ Google reviews
- Tunbridge Wells, Kent & Sussex5 Mount Pleasant Road · TN1 1NT
Fully Managed Lettings
Hands-off ownership, handled properly.
A dedicated property manager handles every aspect of your tenancy from move-in onwards: maintenance, compliance, inspections, renewals, and the difficult conversations when they need to happen. 16.80% inc. VAT pcm (£480 flat set-up, £144 minimum per month), with the Fully Managed+ upgrade available. We’re fully Renters’ Rights Act ready, so the new rules stay our job, not yours.
- 16.80%Of monthly rent (inc. VAT)
- 24hEmergency line for tenants
- Highoccupancy across managed homes
- 0Compliance deadlines you'll have to remember
What's included
Eight things we handle so you don't have to.
Every Fully Managed tenancy includes the full operational stack — referencing, compliance, maintenance, rent, renewals. The list below is what's in the package at the standard 16.80% inc. VAT (Gold) tier.
24-hour emergency line for tenants
Out-of-hours response with vetted local contractors on call.
Maintenance arranged on your behalf
Quotes obtained, sign-off thresholds you control, work overseen, contractor paid from rent.
Annual property inspection
Photographic report and condition assessment, sent with our recommendations.
Compliance tracking
Every certificate, every deadline — gas, electrical, EPC, alarms, deposits, Right to Rent — tracked and renewed before it lapses.
Tenancy management
Renewals, rent reviews, possession matters and tenant disputes handled correctly the first time.
Rent collection & arrears
Rent collected, monthly statements, immediate action on any missed payment.
Renters' Rights Act compliance
Periodic-tenancy structure, valid possession grounds, current documentation — built in from the start.
Why it matters
Fully managed isn't a luxury anymore — it's a safeguard.
01
One procedural error can cost a year of fees
A wrongly-served Section 8 or a late-registered deposit can invalidate a possession claim. Fully managed means a professional gets it right the first time.
02
Maintenance issues escalate fast
A small leak becomes structural damage. Heating failure becomes a health complaint. Rapid response is the cheapest insurance there is.
03
The Renters' Rights Act raised the bar
Section 21 gone, periodic tenancies mandatory, possession-by-correct-procedure non-negotiable. Self-managing carries significantly more compliance risk than it did three years ago.
04
Time is the real cost
Fully managed routinely saves landlords 4-8 hours a month, plus the cost of escalations that never happened because we caught them early.
The upgrade · Most popular
Fully Managed+ — everything above, plus the extras that earn their cost back.
Six additions on top of standard Fully Managed, priced at 20.40% inc. VAT pcm instead of 16.80%. For most landlords, the rent protection insurance and free renewals alone recover the difference — everything else is upside.
Professional photography & floorplan
Included free at every relet — typically a £500 saving over 2-3 tenancy cycles.
Rent protection & legal expenses insurance
Goodlord-backed cover for rent during arrears + eviction legal costs. Industry-priced ~£200/year, included free.
Free tenancy renewals & rent reviews — uncapped
Gold includes one Tenancy & Rent Review a year within the management fee; Platinum has no cap, and tenancy renewals are handled without charge.
First Section 8 notice included
Statutory notice service is £210 inc. VAT per notice on every other tier; Platinum includes the first Section 8 per tenancy.
Two annual property inspections
Twice the visibility on property condition. Particularly valuable for higher-value lettings.
Dedicated account manager
A senior point of contact alongside your property manager — useful for portfolio landlords.
Modern practice
The infrastructure of a national PM company. The judgment of a local one.
Every Kings Estates property manager works on the same end-to-end platform leading UK agencies use. For landlords, that means issues logged within minutes, statements that reconcile, and compliance that never quietly lapses.
Issues logged in minutes, not days
Tenants raise repair requests through Street directly — photographed, located, prioritised. Within minutes the property manager sees it, you see it, and the chosen contractor is being briefed. No phone tag, no missed reports.
Maintenance approval in one tap
Above your sign-off threshold, quotes land in your inbox with photos, contractor history, and our recommendation. Approve or query in a tap — every decision logged, every job tracked end-to-end to invoice.
Compliance certificates, never expired
Annual gas, five-year electrical, EPC, smoke alarms, deposit registration, periodic inspections — all calendared and chased weeks ahead of expiry. We renew before the window closes; you never inherit a lapse.
Monthly statements that reconcile
Rent in, fees out, repairs charged, deposit movements, contractor invoices — line-itemised every month with full audit. Filed against your portfolio for your accountant; no spreadsheet wrangling at year-end.
Delivered by directors who answer their phones. Operated by a team that actually uses the platform that runs it.
Common Questions
Frequently asked
questions.
Anything specific not covered here? Call us on 01892 533367 — Mike or one of the lettings team will pick up.
Is Fully Managed (Gold) worth the additional cost over Silver (Rent Collection)?
For most landlords today, yes — particularly post-Renters' Rights Act. The differential is 2.40% inc. VAT (16.80% Gold vs 14.40% Silver), but Gold is the point at which we take on the ongoing RRA compliance — handling Section 13 notices, Section 8 service, PRS Database updates and follow-up Right to Rent. Gold includes one annual Tenancy & Rent Review — with its Section 13 notice — in the management fee; Section 8 possession notices are £210 inc. VAT per notice (Platinum includes the first Section 8 per tenancy and unlimited Section 13). A single procedural error or missed compliance deadline can cost more than a full year of management fees. Silver landlords who don't want to upgrade can add Compliance Care (£30 inc. VAT/month) for the compliance support without the management.
How does the maintenance approval process work?
We agree a sign-off threshold with you (typically £200-£500). Below that we proceed and report. Above it, we obtain quotes, present them with our recommendation and wait for your approval. Emergency repairs (genuine safety issues) we authorise immediately and notify you.
What's the difference between Fully Managed (Gold) and Fully Managed+ (Platinum)?
Gold is the full service. Platinum adds rent protection and legal expenses insurance, free professional photography at every relet, the annual Tenancy & Rent Review (covering Section 13) included, a second annual inspection, a dedicated account manager, and an annual portfolio compliance review. Platinum is 20.40% inc. VAT versus Gold's 16.80% inc. VAT — the maths usually favours Platinum once a property has been let to two or more tenants because the insurance + free renewals offset the differential.
Will I have a single point of contact?
Yes. You'll be assigned a property manager from day one — the same person handles every interaction. Platinum-tier landlords also get a dedicated account manager as a second point of contact.
What happens if my tenant stops paying?
We contact them the first business day after a missed payment. If a clear pattern emerges, we issue formal arrears notices on day 14, escalate to legal partners if required, and walk you through the Section 8 / possession route. Platinum-tier landlords have Rent and Legal Protection insurance included — covering the rent gap and legal costs during proceedings (available on Gold as a 3.6% inc. VAT add-on).
Can I switch to Fully Managed from another agent?
Yes — and you get three months free as a switching landlord. We handle notice to your existing agent, transition all documentation and compliance records, and liaise with your tenant directly. No rent gap, no disruption.
Rent Protection · included on Platinum
Pay management, get insurance-grade cover on the rent itself.
Goodlord-underwritten Rent Protection — rent paid until vacant possession (no 12 or 15 month cut-off), legal expenses included, full Section 13 dispute cover, £100,000 indemnity. Free on Platinum-tier landlords; available as a 3.6% inc. VAT add-on on Gold.
What landlords say
4.9Across 268 verified reviews
“I have dealt with a few Estate Agents in my time and always felt that they did very little to earn their fee. What a pleasant and refreshing change it was dealing with the team at Kings. Selling a house is extremely stressful, but I always felt Kings had my back. They were always there for me and when it all got a bit tricky they really went the extra mile. A very special thanks to Gracie who I thought really excelled. Now I know why they have five stars. Highly recommend.”
“I would highly recommend Kings Estates. The team was very professional and supportive throughout the whole sales process. From the first meeting, to taking photos and giving guidance, everything went smoothly. Every viewing was handled promptly, with feedback provided on the same day, giving us valuable insight into what potential buyers were looking for in a property. We received several offers, which is a testament to the team’s strong selling expertise. Tom was extremely patient, and his expertise reassured us at every step of the journey. He kept us fully updated and was always available whenever we needed to talk, which really helped ease our stress. Thank you Tom, Lauren, Molly, Gracie, Mike and Gemma, you've been amazing! We will definitely use Kings Estates again in the near future.”
“Excellent customer service with a genuine personal touch. Having worked with a number of estate agents over the years, this has been by far the most positive experience. The team demonstrated a high level of professionalism throughout, combining expert knowledge with a personable and supportive approach. They provided clear, consistent advice and guidance at every stage, helping to navigate what was, at times, a challenging and complex chain. Their proactive communication and willingness to go the extra mile made the entire process far more manageable and reassuring. I would not hesitate to recommend their services.”
“Absolute 10/10 experience with King Estates! My partner and I were first time buyers, so we were definitely a little bit lost when it came to this whole process of buying a house. For our viewing, we had lovely Tom who was very professional and knowledgeable about the property. He answered all of our questions/queries swiftly, which was really nice since we had a very different experience during the previous 6 viewings! Once our offer was accepted, we had a pleasure of working with Lauren, who’s an absolute star and we are so very grateful for her open communication and overall support throughout the whole process. We’ve had a few hurdles along the way, but Lauren was always there for us - advocating on our behalf, chasing solicitors, and so much more! We’ve now completed on our house and we couldn’t be more grateful for the wonderful service from Kings!”
“Thank you to the Kings team for all your help with my recent sale and purchase. The service I received throughout was excellent, friendly and professional from first contact to completion. Kings involvement played a large part in the outcome of my move, to which I am very grateful. I could not conclude this review without a massive thank you to Lauren who was consistently amazing. A very good selling and purchase experience and I would have no hesitation recommended Kings and their services to others.”
“Sold our apartment within a week of going on the market. Seamless communication, and a real pleasure to deal with throughout.”
“Absolute 10/10 experience. As first-time buyers we were a little lost — Lauren and the team guided us through every step.”
“Smooth, well-organised and professional from start to finish. A special thanks to Raj and the lettings team.”
“Listed in July, accepted an offer in two weeks. Tom, Gemma and Lauren have been amazing throughout the entire sale.”
“Zero pressure and a wonderful meeting with Gemma. We went through every option — a breath of fresh air for an estate agent.”
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