Find a property
- 01892 533367Office + voicemail 24h
- 4.9From 260+ Google reviews
- Tunbridge Wells, Kent & Sussex5 Mount Pleasant Road · TN1 1NT
Property management · Tunbridge Wells
The rent without the phone calls.
Full property management from an ARLA Propertymark regulated, director-led firm — rent chased, repairs handled, compliance tracked, and a person who answers. You see the statement; we deal with the Tuesday-night boiler.
- Led by Mike Heath, MARLA · FNAEA
- ARLA Propertymark regulated
- 130+ landlords currently with us
Managed, in practice
- Rent and arrears
- Monitored from the due date; structured escalation the same week.
- Repairs
- Reported to us, triaged by us, done by vetted local contractors.
- Compliance
- Every certificate tracked, renewals booked ahead of expiry — Renters’ Rights Act included.
- Your involvement
- The decisions and the statement. The rest is ours.
Comparing tiers? See every service level side by side.
Most landlords don't leave self-managing because of the big disasters. They leave because of the accumulation — the third reminder about the gas certificate, the tenant message at 9pm, the deposit-protection deadline that nearly slipped, the plumber who can come Thursday when you can't. None of it is difficult. All of it is constant.
And the constancy is about to increase. The Renters' Rights Act rewrites possession grounds, notice periods, and what a compliant tenancy even looks like. Self-managing through that transition means learning it yourself, on your own portfolio, with your own money as the stake.
Management is the answer to a specific question: what is your evening worth? Below is exactly what we take off you — and what stays in your control.
What we take off you
Six weights, carried.
The rent, chased so you never have to
Arrears conversations are the part of self-managing landlords hate most — chasing someone you know, in writing, repeatedly.
Rent is monitored from the day it's due. Late payment triggers a structured escalation the same week — reminder, call, formal notice — run by us, documented throughout, so if a case ever needs to go further the paper trail is already complete.
Repairs, without the 9pm messages
A repair request at the wrong moment turns your evening into a logistics job: diagnose it from a photo, find a tradesperson, arrange access, check the invoice.
Tenants report repairs to us, through a system that timestamps everything. We triage, instruct vetted local contractors at trade rates, arrange access directly with the tenant, and check the work. You see it on the statement — approved by you above an agreed spend threshold.
Compliance, tracked before it bites
Gas safety, EICR, EPC, smoke and CO alarms, deposit protection, right-to-rent, and now the Renters' Rights Act — each with its own renewal clock and its own penalty for missing it.
Every certificate and deadline on every managed property sits in one tracked system with renewals booked ahead of expiry. When the law changes — as it just has — the process changes for every property at once, not landlord by landlord as each finds out.
Tenancies that hold, because the vetting did
One badly-referenced tenant costs more than years of management fees — in arrears, in damage, and in the months a possession case now takes.
Multi-stage referencing with direct verification, run before you're asked to decide. We don't put forward a tenant we wouldn't be confident managing ourselves — our name is on the management, so the incentive is aligned.
The awkward middle, kept professional
Rent reviews, renewal negotiations, deposit deductions at check-out — the conversations that strain a direct landlord–tenant relationship precisely because it's direct.
A managed tenancy puts a professional intermediary in every one of those conversations. The relationship survives the negotiation, the negotiation is documented, and the outcome follows the evidence rather than the argument.
A portfolio view, not a property-by-property scramble
Two or more properties self-managed stops being admin and becomes an unpaid part-time job with statutory liability.
One statement, one point of contact, one compliance calendar across the lot. Portfolio landlords are where management earns its fee most obviously — the marginal effort of each additional property drops to reading a statement.
And what doesn’t change
Managed is not surrendered.
The decisions
Tenant selection, rent level, renewal terms, any spend above the agreed threshold — yours. We bring the recommendation and the evidence; you decide.
The visibility
Statements, repair histories, compliance status and tenancy documents — all of it visible to you, not filed away in our office.
The exit
No lock-in theatre. If we're not earning the fee, our Terms of Business say how you leave — and we make switching to us just as straightforward, so we can hardly object to the reverse.
Common questions
Asked, answered.
What does property management cost in Tunbridge Wells?
A percentage of the monthly rent, set out plainly on our landlord fees page before you instruct — no setup surprises, and every fee itemised. For most landlords the honest comparison isn't fee versus no fee, it's fee versus the hours, the compliance risk and the void days of doing it yourself.
What's the difference between fully managed and tenant find?
Tenant find ends at move-in: we market, vet, reference and hand over. Fully managed continues for the life of the tenancy — rent collection, repairs, inspections, compliance renewals, renewals and check-out. If you're comparing tiers, our service levels page sets them side by side.
Do you manage properties you didn't originally let?
Yes. Landlords switch mid-tenancy more often than you'd think, usually after a repair or arrears episode their current agent fumbled. We handle the handover with your existing agent, collect the file, and the tenant simply gets a letter with a new phone number that answers.
How does the Renters' Rights Act change things for managed landlords?
The Act rewrites possession grounds, notice periods and tenancy structure. For managed landlords the practical difference is that adapting is our job: processes, notices and documents change across every property we manage at once. Our Renters' Rights Act guide covers the detail, and it's kept current.
Who actually looks after my property day to day?
A named person in our Tunbridge Wells office, with a director behind them — Mike Heath, MARLA, leads lettings personally. We're on Mount Pleasant Road, not a call centre; tenants and contractors deal with people who know the property.
Start with the number
What would your property let for, managed properly?
A free rental valuation is the practical first step — a director’s view of the achievable rent, the condition points worth addressing, and what management would cost against it. In person, no obligation, and we come back to you within 2 hours during office hours.
Prefer to read first? The fees page and Renters’ Rights Act guide are open to everyone, clients or not.