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Short stays for guests, lettings and sales for owners, and management for the buildings they share. Each has its own rules; all three run to the same diary, the same standards and the same named people.
Holiday & short-stay accommodation
Short stays, run like a small hotel.
We run serviced apartments and holiday lets for owners who want the income without the phone calls — from the listing and the welcome to the linen, the cleaning and the checks between guests.
What we look after
- Listings and pricing — photographs, descriptions and a calendar priced by season, on the booking channels you choose.
- Guests — questions before they book, check-in instructions, a local guide, and someone to call if anything is wrong.
- Changeovers — professional cleaning, hotel-standard linen and towels, restocking, and a written check after every stay.
- Keys and access — key safes or smart locks set up, codes changed between guests.
- Safety — smoke and carbon monoxide alarms, fire blanket, gas and electrical certificates kept in date.
- Rules — whole-home lets in London kept within 90 nights a year unless you have planning permission; the lease and the building's rules respected.
- Statements — a monthly statement of every booking, fee and cost, with payment to you on a fixed date.
How a stay runs
- BeforeBookingGuest vetted, house rules confirmed.
- −2 daysArrival packDirections, codes, Wi-Fi, a local map.
- Day 1ArrivalHeating on, flat checked that morning.
- DuringThe stayMessages answered 8:00–22:00.
- Last dayDepartureKeys or codes returned and reset.
- Same dayTurnoverClean, linen, check, photos.
The 90-night rule. In Greater London a whole home can be let for short stays of under three months for no more than 90 nights in a calendar year without planning permission. We count the nights and close the calendar before the limit. Leases often have their own rules about short lets — we check yours before we list it.
Real estate agency
Lettings & sales, paperwork first.
Most problems with a let or a sale start with something that wasn't checked at the beginning. We do the checks first, then the marketing — so the viewings lead somewhere.
Lettings
- Valuation of the rent, with the evidence behind it.
- Before marketing — EPC, gas safety, electrical report, smoke and CO alarms, licensing where the borough requires it.
- Tenants found, referenced and right-to-rent checked.
- Deposits protected in a government-approved scheme within 30 days, with the prescribed information served.
- Inventory with photographs at the start and the end.
- Management — rent collected, repairs arranged, inspections twice a year, certificates renewed.
Sales
- Valuation with comparable sales, honestly priced.
- Material information gathered before the listing: tenure, lease length, ground rent, service charge, council tax band.
- Leasehold pack ordered early, so a buyer's solicitor isn't left waiting.
- Viewings accompanied, feedback written up the same day.
- Offers checked — proof of funds, mortgage in principle, chain.
- Sales progression to exchange and completion.
No fees to tenants. Under the Tenant Fees Act 2019 tenants pay rent, a capped deposit and a few permitted payments — nothing else. Tenancies are set up under the current rules for private renting in England, including the Renters' Rights Act 2025.
Residents' property management
Block & estate management, in the open.
For residents' management companies, Right to Manage companies, freeholders and the leaseholders who pay for it all. We run the building to the lease and the law, and we show our working.
What we look after
- Money — the annual budget, service charge demands with the statutory summary of rights, arrears, the reserve fund, and year-end accounts with every invoice available to inspect.
- Client account — service charge money held in trust in a designated account, never mixed with ours.
- Compliance — fire risk assessments, fire doors, alarms and emergency lighting, electrics, water hygiene, lifts, asbestos, and the building insurance with a current rebuild value.
- Contractors — cleaning, gardening, window cleaning, lifts and repairs tendered and checked; three quotes for anything that matters.
- Major works — Section 20 consultation run properly, start to finish, so costs can be recovered and leaseholders are heard.
- Gardens and common parts — the communal garden kept through the year: planting, pruning, leaf clearance and the railings painted.
- Governance — board meetings, the AGM, Companies House filings for the RMC, and a written report to directors every quarter.
- Leaseholders — one place to report a problem, consent requests handled, sale packs prepared when a flat is sold.
How we're paid. A fixed annual fee per flat, agreed in writing and shown in the budget. Major works, sale packs and other extras at rates set out before we start — no commissions taken from contractors or insurers without telling you.
Compliance calendar
The dates that keep a building legal.
The main checks we diarise for the homes and buildings we look after. Choose a property type to see what applies to it.
| Check | How often | Applies to | Rule |
|---|---|---|---|
| Gas safety check | Every 12 months | Gas Safety (Installation and Use) Regulations 1998 | |
| Electrical installation report (EICR) | Every 5 years | Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 | |
| Communal electrics | Every 5 years | Good practice (BS 7671) | |
| Smoke and CO alarms | Each new tenancy or stay | Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 | |
| Fire risk assessment | Reviewed every year | Regulatory Reform (Fire Safety) Order 2005 | |
| Fire doors in common parts | Every 3 months, over 11 m | Fire Safety (England) Regulations 2022 | |
| Fire alarm and emergency lighting | Weekly / monthly tests | BS 5839-1, BS 5266-1 | |
| Lifts — thorough examination | Every 6 months | LOLER 1998 | |
| Legionella risk assessment | Reviewed regularly | HSE Approved Code of Practice L8 | |
| Asbestos register | Re-inspected every year | Control of Asbestos Regulations 2012 (pre-2000 buildings) | |
| Insurance rebuild valuation | Every 3–5 years | Lease covenant; RICS guidance | |
| Energy Performance Certificate | Every 10 years | Energy Performance of Buildings Regulations 2012 | |
| Deposit protection | Within 30 days of receipt | Housing Act 2004 | |
| Whole-home short-let nights | 90 nights a calendar year | Greater London Council (General Powers) Act 1973 s.25, as amended 2015 |
A guide, not legal advice: what applies depends on the building, its height, its lease and its borough. Higher-risk buildings (18 m or 7 storeys and over) have further duties under the Building Safety Act 2022.
Switching managing agent
A handover, week by week.
Changing agent is the moment money and records go missing. We run the handover to a fixed plan, and your board sees every step — usually six to eight weeks from notice to first report.
- Week0Notice
Your board serves notice under the current agreement. We sign ours, with fees and scope in writing.
- Week1Records
We ask the outgoing agent for the lease file, contracts, certificates, accounts, arrears and keys — by list.
- Weeks2–3Money
Service charge funds and the reserve moved into a new client account; balances reconciled to the penny.
- Week3Contracts
Insurance, cleaning, lifts, gardens and utilities re-papered; anything missing or out of date flagged.
- Week4Residents
A welcome letter to every leaseholder: who we are, how to pay, how to report a problem.
- Week6First report
A full inspection and a written report to the board, with a compliance list and a twelve-month calendar.
Where to start
The Walkround.
A fixed-fee review of one building or one home, done in two weeks. A walk round with you, a read of everything, and a report you can act on — whoever manages it next.
- For blocks — the lease, three years of accounts, the reserve, insurance, every certificate, every contract, the state of the common parts.
- For let homes — certificates, deposit, tenancy paperwork, condition, and what the rent should be.
- For short-stay flats — the lease and the building's rules, safety, the 90-night position, and what the flat could earn.
The fee is agreed before we start. If you appoint us within 60 days of the report, it comes off our first invoice.
Questions
Askedoften.
Which areas do you cover?
Central London first: Westminster, Kensington and Chelsea, Camden and the City, within easy reach of our office on Haymarket. For blocks and portfolios we go further — ask.
Do you manage small blocks?
Yes. Many of the buildings that need the most care are converted houses of three to eight flats, often run by a residents' company of neighbours. The fee is per flat, so a small building pays for a small building.
Our lease doesn't allow short lets. Can you still help?
Then we won't list it for short stays — and we'll tell you so after reading the lease, before anything else. We can let it on an ordinary tenancy instead, or manage it for longer stays where the lease allows.
How do we change managing agent?
Check the notice period in your current agreement, and whether your board (or the freeholder) appoints the agent. Then talk to us: we'll send our terms and run the handover in the order shown above. A Walkround first is a good way to see how we work.
Where is service charge money kept?
In a designated client account held on trust for the leaseholders, separate from our own money, as the law requires. Bank statements are reconciled monthly and are available to your board.
What does a Walkround cost?
A fixed fee that depends on the size of the building or home, quoted before we start. If you then appoint us within 60 days, it comes off our first invoice.
Are you on call out of hours?
Our office hours are Monday to Friday, 9:00 to 18:00. For buildings and homes we manage there is an emergency line out of hours for things that can't wait: leaks, lock-outs, lifts, no heating in winter.
Next step
Tell us about the address.
A block, a flat to let, an apartment for guests or a home to sell. We reply within one working day.