If you’re a landlord, your property manager is your boots on the ground, your eyes, ears, and often your peace of mind. But what happens when things start slipping? Missed maintenance? Poor communication? Rent arrears not being dealt with?
If you’re wondering, “Is this normal?”, you’re not alone. And the good news is: if you’re not happy, you can switch managing agents. But before we get there, let’s break down exactly what your property manager should be doing for you, and how to spot when it’s time for a change.
The Core Responsibilities of a Property Manager
A great property manager should be proactive, communicative, and genuinely care about protecting your investment. At a bare minimum, they should be:
1. Collecting Rent Promptly
Your agent should have a robust process for collecting rent on time, chasing arrears promptly, and keeping you informed. You shouldn’t have to chase them for updates.
2. Carrying Out Regular Inspections
Routine property inspections (usually every 6 months) help catch maintenance issues early and ensure your residents are looking after the property. You should receive a written report each time.
3. Handling Maintenance Efficiently
From a dripping tap to a broken boiler, your agent should have trusted local contractors on hand and a clear process for logging, approving, and completing repairs fast.
4. Keeping You Compliant
With ever-changing lettings legislation, your agent should keep your property legally compliant. This includes everything from gas safety checks to deposit protection and right-to-rent regulations.
5. Being Your Tenant’s First Port of Call
You shouldn’t be fielding calls from residents, that’s your agent’s job. They should handle communication professionally and empathetically, keeping you updated without overloading you.
6. Renewals and Rent Reviews
Your manager should stay on top of market trends, advise you on appropriate rent increases, and handle tenancy renewals or re-lets smoothly and strategically.
Red Flags It Might Be Time to Switch
Here are some common signs your property manager isn’t delivering:
- You’re constantly chasing them for updates
- Repairs take too long or are poorly handled
- You’re not receiving inspection reports
- Residents are complaining directly to you
- You feel out of the loop or unsure of your legal responsibilities
If any of this sounds familiar, it’s a sign something isn’t working.
Can I Switch Managing Agents Mid-Tenancy?
Yes. It’s a common myth that you’re locked in for the whole tenancy. Most landlords can switch management with minimal disruption, and the new agent (like us!) will usually handle the handover for you.
Here at Location Location, we regularly onboard landlords who’ve grown frustrated with poor service, from slow maintenance responses to lack of communication, or worse, finding out they’re not legally compliant and at risk of fines.
You Deserve More Than Just ‘Good Enough’
Your property is likely one of your most valuable assets. Managing it well isn’t just about ticking boxes, it’s about protecting your investment, your income, and your legal responsibilities as a landlord.
If you feel like you’re not getting the service, communication, or results you need, it might be time to explore your options.
We’re always happy to have a no-pressure chat about what good property management looks like, and how we make it stress-free to switch, even mid-tenancy.
