Property Management
Ongoing residential property management for landlords and property investors. We look after the tenancy once the tenant is in: rent, repairs, inspections, compliance and reporting - from our Romford office, with a named person you can actually reach.
Client Money Protect (CMP013659) · Property Redress Scheme (PRS032061)
Who our property management service is for
If you are a director of an RTM company, an RMC or a freeholder looking after a communal development, you need block management instead - that is a different service with different obligations.
What's included in full property management
Full management means we handle the tenancy day to day and you approve the decisions that cost money. Nothing below is an optional extra billed separately.
Rent collection and arrears
- Rent collected, reconciled and paid out on a clear schedule
- Client money held under Client Money Protect (CMP013659)
- Early contact the moment a payment is late
- A written arrears escalation path agreed with you in advance
- Monthly landlord statements showing rent in and costs out
Tenant communication
- A named contact tenants can actually reach
- Day-to-day queries handled without routing them to you
- Written record of what was reported and what was agreed
- Tenancy renewals, rent reviews and notices handled properly
- Structured check-outs and deposit administration
Repairs and contractor management
- Online repairs portal so issues are logged, not lost
- Vetted local contractors with insurance checked
- Agreed spend threshold for routine works, quotes above it
- Emergency response for leaks, heating failures and lock-outs
- Follow-up to confirm the work was actually done
Inspections and compliance coordination
- Periodic inspections with a written, photographed report
- Gas safety, EPC and EICR renewal dates tracked for you
- Right to Rent verification and deposit registration
- Smoke and carbon monoxide alarm checks at tenancy start
- Licensing paperwork coordinated where a licence applies
Landlord reporting
- Monthly statements in a consistent, readable format
- Year-end summary to hand straight to your accountant
- Copies of certificates, invoices and tenancy documents
- Portfolio-level view where you own more than one property
- Utility and council tax administration between tenancies
Tenancy continuity
- Renewal conversations started before the fixed term ends
- Realistic rent review advice based on local evidence
- Marketing started early where a tenant is leaving
- Void periods kept as short as the market allows
- Handover from a previous agent managed for you
Managing properties with existing tenants
Most landlords who contact us already have a tenant in place and are unhappy with their current arrangement. Taking over mid-tenancy is straightforward, and we do it in a fixed order so nothing is missed.
- 1Collect the tenancy agreement, deposit protection certificate, inventory and safety certificates.
- 2Check the deposit is properly protected and the prescribed information was served.
- 3Write to the tenant with the new contact details, repairs portal and rent payment instructions.
- 4Inspect the property and issue a dated, photographed condition report.
- 5Diarise certificate renewals, the fixed-term end date and the next inspection.
Relevant landlord management experience
Anonymised examples from rented properties we manage for private landlords in the Romford area.
A repair reported and closed properly
A tenant in a Romford flat reported an intermittent boiler fault through the repairs portal. It was triaged the same day, a vetted engineer attended within the agreed threshold without the landlord needing to authorise a call-out, and the job was followed up with the tenant to confirm heating and hot water were working before it was closed.
Arrears caught in the first week
A tenant missed a rent payment after a change of employer. Because the account is reconciled rather than checked at month end, contact was made within days, a short written catch-up plan was agreed, and the landlord received the full arrears without notices being served or the tenancy breaking down.
An inspection that avoided a bigger bill
A routine six-month inspection picked up early condensation damage around a bathroom window that the tenant had not reported. The written report and photographs allowed the landlord to fix ventilation cheaply, rather than dealing with mould, a disrepair complaint and redecoration later.
Property management or lettings?
Property management
Everything that happens once a tenant is living in the property: rent collection, tenant communication, repairs, inspections, compliance renewals, arrears, renewals and check-out.
You are on that page now.
Lettings
Getting the right tenant in: rental valuation, marketing and advertising, enquiries and viewings, referencing, the tenancy agreement, deposit setup and move-in.
Need help finding a tenant? View our lettings service.
Property management or block management?
Property management
Management of an individual landlord's rented property or portfolio, carried out for that landlord. The client is the landlord and the money involved is rent.
Block management
Management of a communal residential development for an RTM company, an RMC or a freeholder. The money involved is service charge, and statutory consultation rules apply.
Portfolio landlords
If you own several rented properties we report at portfolio level: one statement pack, one renewal calendar, one point of contact. Fees for multiple properties are agreed in writing up front.
HMO landlords
Houses in multiple occupation carry extra licensing, fire safety and room-by-room obligations, so we run them as a separate service.
See HMO managementProperty management fees
9%
of monthly rent
Full management
£745
one-off tenant-find fee
Tenant find only
East Valley does not currently charge VAT. There are no setup fees and no hidden charges for standard services, and you receive the fee in writing before you instruct us. Block management is priced entirely separately on an annual per-development basis - see block management pricing.
Areas we manage rented property in
East Valley is Romford-based. For landlord property management we work across Romford (RM1-RM7) and the surrounding east London and Essex RM postcodes - Hornchurch, Upminster, Harold Hill, Chadwell Heath and Dagenham. We keep that area deliberately tight, because inspections and repairs only work if someone can get to the property quickly. We do not have offices or staff outside Romford.
Why landlords use East Valley
Property management FAQs
Talk to us about your rented property
Tell us where the property is, whether a tenant is already in place and what is not working at the moment. We will come back with a written fee and what we would do first.