Being a landlord can be incredibly rewarding. It offers steady income, long-term capital growth, and the satisfaction of providing quality homes for tenants. However, it also comes with responsibilities, challenges, and demands on your time that many landlords underestimate until they’re in the thick of it.
For private landlords in Sale and the surrounding areas including Hale, Timperley, Altrincham, and Bowdon, the question of whether to manage properties yourself or use professional property management services is crucial. This comprehensive guide explores everything you need to know about property management and the benefits of partnering with Craven & Company to maximise your investment while minimising stress.
What Is Property Management?
Property management encompasses all aspects of overseeing rental properties on behalf of landlords. A comprehensive management service includes tenant finding, rent collection, maintenance coordination, compliance management, financial reporting, and ongoing tenant relations throughout the tenancy.
Think of property management as the operational side of your investment. While you own the asset and make strategic decisions, your property manager handles the day-to-day responsibilities that keep your rental running smoothly and profitably.
The Reality of Self-Management
Many landlords start by managing properties themselves, often because they own a single property and assume it won’t require much work. The reality is frequently different:
The Time Commitment
Self-managing a rental property typically requires 10-20 hours per month, though this varies widely depending on the property and tenants. This includes:
- Marketing vacant properties and conducting viewings
- Vetting potential tenants and completing paperwork
- Coordinating maintenance and repairs
- Handling tenant queries and issues
- Managing finances and ensuring rent collection
- Conducting property inspections
- Staying current with legal requirements
- Dealing with emergencies whenever they arise
These hours add up quickly, and they’re rarely predictable. An urgent maintenance issue doesn’t wait for a convenient time, and tenant emergencies often seem to happen at weekends or during holidays.
The Expertise Gap
Property letting is a specialised field with significant legal and regulatory requirements. Self-managing landlords must understand:
- Housing law and tenancy agreements
- Deposit protection regulations
- Safety certificates and compliance requirements
- Right to Rent checks and immigration status verification
- Fair housing laws and discrimination prevention
- Proper notice procedures and eviction processes
- Tax obligations and allowable expenses
The regulatory landscape changes frequently, and keeping current requires ongoing effort. Mistakes can be costly—failing to protect a deposit correctly can prevent you from evicting a problem tenant and result in significant penalties.
The Emotional Challenge
When you manage your own property, you’re directly involved in all tenant interactions. This includes collecting rent when tenants are struggling financially, handling complaints, enforcing tenancy terms, and sometimes managing difficult or confrontational situations.
Many landlords find this emotional dimension of self-management unexpectedly stressful. Having a professional intermediary can make a significant difference to your peace of mind.
The Benefits of Professional Property Management
Professional property management transforms landlording from an active, time-consuming responsibility into a more passive investment. Here’s how:
Time Freedom
The most immediate benefit is getting your time back. Instead of handling viewings, coordinating repairs, and responding to tenant queries, you can focus on your career, family, other investments, or simply enjoy more leisure time.
This is particularly valuable if you:
- Own multiple properties
- Have a demanding career or business
- Live far from your rental property
- Travel frequently
- Are approaching or in retirement
- Simply want to reduce stress in your life
Professional Tenant Finding
Securing quality tenants is perhaps the most critical aspect of successful letting. Professional property managers bring systematic approaches to tenant finding that significantly reduce risk:
Comprehensive Marketing: Properties are listed on major portals, marketed through local networks, and promoted to pre-registered tenants actively seeking homes in your area.
Professional Viewings: Accompanied viewings allow us to answer questions, highlight property features, and assess potential tenants’ suitability and genuine interest.
Thorough Referencing: We conduct detailed credit checks, employment verification, previous landlord references, and Right to Rent compliance checks. This multi-layered vetting dramatically reduces the risk of rent arrears, property damage, or tenancy issues.
Fast Turnaround: Professional agents typically fill vacancies faster than self-managing landlords, reducing costly void periods. Our local knowledge and established processes mean we can market properties effectively and move from vacancy to occupied quickly.
Expert Rent Assessment
Setting the right rent is a delicate balance. Too high, and your property sits empty. Too low, and you leave money on the table month after month. Professional property managers have access to current market data, recent comparables, and years of experience to price your property optimally.
We also know when and how to implement rent increases, ensuring you keep pace with market rates while maintaining good tenant relationships and high renewal rates.
Maintenance and Repair Coordination
Property maintenance is one of the most time-consuming and stressful aspects of landlording. Professional management makes this infinitely easier:
Contractor Network: We have established relationships with reliable, properly insured contractors across all trades. This means quality work at fair prices without you needing to research, vet, and coordinate multiple tradespeople.
Emergency Response: When something goes wrong—and something always eventually goes wrong—we handle it. Whether it’s a boiler breakdown in winter, a leak, or an electrical fault, we coordinate repairs quickly to protect your property and maintain tenant satisfaction.
Proactive Maintenance: Regular inspections allow us to identify and address minor issues before they become expensive problems. A small leak caught early saves thousands in water damage. A loose tile repaired promptly prevents further deterioration.
Cost Management: We obtain competitive quotes for significant work and keep you informed of major expenditures. For routine maintenance within agreed limits, we handle everything without needing your constant approval, saving time while keeping costs controlled.
Regulatory Compliance
This might be the area where professional management delivers the most value. The regulatory burden on landlords has increased dramatically, and non-compliance can result in significant fines or even criminal prosecution.
Professional property managers ensure compliance with:
Safety Regulations: Gas safety certificates annually, electrical installation condition reports every five years, smoke and carbon monoxide alarms properly installed and tested, and energy performance certificates current and valid.
Deposit Protection: Tenant deposits must be protected in a government-approved scheme within 30 days, with prescribed information provided correctly. Failure to do this properly can cost thousands and prevent you from serving notice.
Licensing Requirements: Some areas require landlord licenses. We track licensing requirements and ensure your properties are properly licensed where necessary.
Immigration Checks: Right to Rent checks are legally required before letting to new tenants. Conducting these incorrectly can result in civil penalties or criminal prosecution.
Documentation: Proper tenancy agreements, How to Rent Guide provision, tenant communications, and records must all be maintained correctly. We handle all documentation to professional standards.
The peace of mind knowing your property is fully compliant is invaluable, as is avoiding potentially enormous fines for non-compliance.
Financial Management and Reporting
Understanding your rental property’s financial performance is essential for making informed decisions:
Rent Collection: We manage rent collection, pursuing arrears immediately if they occur and using established procedures to recover owed rent while maintaining necessary documentation for any legal action.
Clear Reporting: Monthly statements show income, expenses, and net cash flow. You’ll always know exactly how your investment is performing without piecing together receipts and bank statements.
Tax Documentation: Year-end statements provide the information you need for tax returns, making your accountant’s job easier and ensuring you claim all allowable expenses.
Budget Planning: We can help project costs, plan for upcoming expenses, and assess whether rent increases are needed or justified.
Tenant Relations Management
Good tenant relationships benefit everyone. Happy tenants stay longer, take better care of properties, and create fewer problems. Professional property managers excel at maintaining these relationships:
Professional Boundaries: Having a manager creates professional distance. Tenants respect appropriate boundaries, and issues don’t become personal.
Responsive Service: We respond to tenant queries and concerns promptly, making tenants feel heard while protecting your interests.
Fair Enforcement: When tenancy terms need enforcing—whether regarding property care, noise, unauthorized occupants, or other issues—we handle it professionally and in accordance with legal requirements.
Renewal Management: We proactively approach tenancy renewals, discussing tenants’ plans, negotiating rent reviews where appropriate, and maximizing tenancy continuity to avoid void periods and turnover costs.
Risk Mitigation
Property investment involves various risks, and professional management helps mitigate many of them:
Legal Protection: Proper contracts, correct procedures, and documented communications protect you legally if disputes arise or legal action becomes necessary.
Reduced Arrears Risk: Thorough tenant vetting and prompt arrears pursuit minimize the risk of significant rent arrears.
Property Protection: Regular inspections and prompt maintenance protect your asset’s condition and value.
Insurance Compliance: We ensure you’re aware of insurance requirements and help you understand what coverage you need.
Void Period Reduction: Fast tenant placement and high renewal rates reduce the most costly aspect of letting—empty periods without rental income.
The Craven & Company Difference
At Craven & Company, our property management service is built on three pillars: local expertise, proactive approach, and clear communication.
Deep Local Knowledge
We specialise in Sale and the surrounding areas including Hale, Timperley, Altrincham, and Bowdon. This focused approach means we understand the local rental market intimately:
- What rent levels different property types achieve in each neighbourhood
- Which tenant demographics are most common in each area
- Seasonal patterns in tenant demand
- Local amenities and transport links that appeal to tenants
- Trusted local contractors for maintenance work
This local knowledge directly benefits your investment through optimal pricing, faster tenant placement, and efficient maintenance.
Proactive, Not Reactive
Many property managers take a purely reactive approach—responding when issues arise but doing little to prevent problems. We believe proactive management delivers better results:
Regular Inspections: Scheduled property checks identify issues early, ensure tenants are maintaining properties appropriately, and provide documentation of property condition throughout tenancies.
Preventive Maintenance: We recommend and coordinate maintenance that prevents expensive problems, like boiler servicing, gutter cleaning, and addressing minor issues before they escalate.
Renewal Focus: We don’t wait until tenancies are ending to think about renewals. We maintain good tenant relationships throughout and start renewal conversations early, reducing uncertainty and void risk.
Market Awareness: We continuously monitor the rental market and advise if your property’s rent has fallen behind market rates or if conditions have changed in ways that affect your investment.
Clear, Consistent Communication
We believe landlords should never be left wondering what’s happening with their properties:
Regular Updates: Beyond monthly financial statements, we provide updates on property condition, maintenance activities, tenant relations, and any significant developments.
Accessible Team: You’ll have direct contact details for your property manager and can reach us easily when you have questions or need to discuss something.
Transparent Reporting: Our statements clearly show all income and expenditure, making it easy to understand your property’s financial performance.
Honest Advice: We provide straightforward advice about your property, the market, and recommended actions, even when it’s not what you might want to hear. Our goal is helping you make informed decisions, not just telling you what we think you’d like to hear.
What Our Management Service Includes
Our comprehensive property management service covers all aspects of letting:
Tenant Finding
- Property marketing across major portals and our website
- Professional photography and descriptions
- Accompanied viewings with qualified, interested parties
- Comprehensive tenant referencing and vetting
- Right to Rent compliance checks
- Tenancy agreement preparation
- Deposit registration in approved scheme
- Inventory and check-in coordination
Ongoing Management
- Monthly rent collection and immediate arrears pursuit
- Regular property inspections (typically quarterly)
- Maintenance coordination and contractor management
- Emergency repair response
- Tenant query handling and issue resolution
- Renewal negotiations and administration
- Rent review management
- Safety certificate coordination
- Compliance documentation maintenance
Financial Administration
- Monthly financial statements
- Detailed expenditure records
- Year-end tax summaries
- Rental income payment to you
- Deposit accounting at tenancy end
Tenancy Termination
- Notice management (from either party)
- Check-out inspection and report
- Deposit return negotiation
- Property preparation for next tenant
- Marketing for re-letting
Understanding Management Fees
Professional property management involves costs, and it’s important to understand what you’re paying for and the value it delivers.
Fee Structures
Management fees typically range from 8-12% of monthly rent plus VAT, depending on the service level and property specifics. Some agents charge tenant-finding fees plus monthly management fees, while others use inclusive models.
At Craven & Company, we believe in transparent, straightforward pricing. We’ll clearly explain our fee structure and what’s included so you can make informed comparisons.
Value Consideration
While management fees might seem significant, consider the full picture:
Time Value: If you value your time at even £20 per hour and self-management requires 15 hours monthly, that’s £300 worth of your time. Management fees often cost less than the value of time saved.
Expertise Value: Professional management typically achieves higher rents, faster tenant placement, lower maintenance costs through contractor relationships, and fewer costly mistakes. These benefits often exceed fee costs.
Risk Reduction: A single bad tenant or regulatory penalty can cost thousands or tens of thousands. Professional tenant vetting and compliance management provide insurance against these risks.
Opportunity Cost: Time spent managing properties is time you can’t spend on career advancement, business development, family, or quality of life. What else could you accomplish with those hours back?
Evaluating Cost vs. Benefit
The right question isn’t whether management costs money—it’s whether it costs more than the value it provides. For most landlords, particularly those with demanding careers, multiple properties, or living far from their rentals, professional management delivers clear net positive value.
Making the Transition to Professional Management
If you’re currently self-managing and considering making the switch, here’s what to expect:
Initial Consultation
We’ll discuss your property, current situation, goals, and any concerns. This conversation helps us understand your needs and explain how we can help.
Property Assessment
We’ll inspect your property to understand its condition, identify any immediate compliance or maintenance needs, and provide a current rental market assessment.
Service Agreement
We’ll provide clear terms of service outlining our responsibilities, your responsibilities, fee structures, and notice periods. Everything is documented transparently.
Transition Process
If you have existing tenants, we’ll arrange to meet them, take over management responsibilities smoothly, and ensure continuity. For vacant properties, we’ll prepare for marketing and tenant finding.
Ongoing Partnership
Once active, you’ll receive regular communication and reports while we handle day-to-day property management, allowing you to step back from operational involvement.
Frequently Asked Questions
Will I lose control of my property with professional management?
Not at all. You remain the decision-maker on major issues like significant repairs, rent levels, tenancy agreements, and property improvements. Professional management handles operational details within parameters you set, but you retain ultimate control. Think of it as hiring a skilled employee who handles specific responsibilities while you set the overall direction.
How quickly can you place a tenant in my property?
For properties in good condition at market rent, we typically secure tenants within 2-4 weeks in the Sale area and surrounding locations. However, this varies with season, property type, and specific circumstances. We’ll give you realistic timeframes based on your property and current market conditions during our initial assessment.
What if I disagree with how something is handled?
Communication is key to good partnerships. If you’re unhappy with how we’ve handled something, we want to hear about it. We’ll discuss the situation, explain our reasoning, and find a resolution. While we bring expertise and handle day-to-day decisions, we’re working for you and responsive to your concerns.
Can I still visit my property?
Yes, though visits must be arranged appropriately. We’ll coordinate access with tenants, giving proper notice as required by law, and can accompany you if desired. Regular inspections also provide opportunities to see your property’s condition without inconveniencing tenants.
What happens if major repairs are needed?
For significant expenses, we’ll obtain detailed quotes, provide recommendations based on urgency and cost-benefit, and get your approval before proceeding. For emergency repairs necessary to protect the property or tenant safety, we may need to act immediately and inform you afterward, but we’ll always try to consult you when possible.
How do you handle difficult tenants?
Professional management excels here. We have experience handling challenging situations, established processes for addressing issues, and knowledge of legal procedures if problems escalate. We enforce tenancy terms fairly but firmly, document everything properly, and pursue legal remedies when necessary. Having a professional intermediary also prevents tenant relations from becoming personal.
What if I want to sell my property?
We can coordinate with our sales team to market your property, whether you prefer to sell with sitting tenants or after giving notice. We’ll manage the transition to ensure everything is handled properly and legally. There’s no penalty for ending management services if you decide to sell.
Do you manage properties outside Sale and the immediate surrounding areas?
Our core expertise is in Sale, Hale, Timperley, Altrincham, Bowdon, and the surrounding areas, but we do manage properties in nearby locations. Contact us to discuss your specific property’s location, and we’ll let you know if we can help.
How do you handle rent increases?
We monitor local market rates continuously and advise when rent increases are justified. We then approach tenants professionally, explaining the increase and timing. Our goal is to keep rents at market levels while maintaining good tenant relationships and high renewal rates. Well-timed, reasonable increases rarely lead to tenancy terminations.
What reporting will I receive?
You’ll receive monthly statements showing all income received and expenditure incurred, with net rental income clearly stated. We also provide regular property inspection reports and immediate notification of any significant issues or developments. At year-end, we provide comprehensive summaries suitable for tax preparation.
Can professional management really be hands-off?
Largely, yes. You’ll need to make decisions on major expenditures, review regular reports, and stay informed about your property. But day-to-day operational involvement—handling tenant queries, coordinating maintenance, pursuing rent, conducting inspections—is all handled for you. Many of our landlords spend just an hour or two monthly reviewing reports and making occasional decisions, compared to 10-20 hours monthly for self-management.
What if I’m not sure whether professional management is right for me?
That’s exactly what our initial consultation is for. We can discuss your specific situation, provide information about our services and fees, and help you think through whether management makes sense for your circumstances. There’s no pressure or obligation—our goal is to help you make the best decision, even if that means continuing to self-manage for now.