Property Management
Henderson Wood offers full-service property management for residential and commercial landlords across London. We take care of your property as if it were our own, from tenant support to maintenance and everything in between, so ownership feels like an investment again, not a second job.
What makes us different is what we know about buildings. Most managing agents are lettings businesses; we are chartered surveyors and damp specialists who manage property. Every inspection is carried out with a surveyor's eye for the problems that quietly destroy value (damp, mould, failing ventilation, timber decay), and every maintenance decision is made by people who understand what actually needs doing, what it should cost, and what can safely wait.
That expertise matters more than ever. Under Awaab's Law, landlords must investigate and fix reported damp and mould hazards within strict timeframes. For our managed landlords, that entire obligation is handled (investigation, documentation, remediation, and verification) by the specialists other agents have to call in.
Tenant Sourcing & Communication
Good tenancies start with good tenants, and stay good with responsive communication. We handle the entire tenant relationship so you never have to.
- Professional marketing with quality photography and listings on the major portals
- Accompanied viewings and honest feedback
- Thorough referencing: credit, employment, previous landlord, and Right to Rent checks
- Tenancy agreements drafted and executed correctly, with deposits protected in a government scheme
- A single point of contact for tenants: queries, requests, and issues come to us, not you
- Renewals, rent reviews, and properly served notices when tenancies end
Repairs, Maintenance & Inspections
This is where our building expertise sets us apart. Routine inspections by people who actually understand damp, ventilation, and building defects, not just a lettings clerk with a checklist.
- Routine property inspections with photographic condition reports
- Proactive damp, mould, and ventilation monitoring at every visit, Awaab's Law ready
- Reactive repairs through our vetted, fairly-priced contractor network
- Emergency response for leaks, heating failures, and security issues
- Planned maintenance programmes that prevent expensive surprises
- Independent verification of completed works: we check the job before you pay for it
Rent Collection & Income Reporting
Predictable income, clear records, and early action when something goes wrong, so your investment performs the way it should.
- Rent collected by standing order and chased immediately when late
- Structured arrears process that protects the tenancy relationship and your income
- Monthly statements showing rent, deductions, and copy invoices
- Year-end income summaries ready for your accountant or tax return
- Deposit handling, deductions, and dispute evidence managed end-to-end
- Advice on achievable rent levels backed by real local lettings data
Legal Compliance & Safety Certificates
Landlord compliance obligations grow every year, and the penalties for missing them are severe. We track and manage all of it, automatically.
- Gas Safety Certificates (CP12) renewed on time, every year
- Electrical safety (EICR) inspections on the five-year cycle
- Energy Performance Certificates (EPC) and minimum efficiency standards
- Smoke and carbon monoxide alarm compliance
- HMO and selective licensing applications and renewals where required
- Awaab's Law damp and mould investigation and documentation, our specialist strength
How We Take Over Your Property
1. Free consultation
Tell us about the property, the tenancy situation, and what's been frustrating you. We'll explain exactly what we'd do differently and give you a clear, fixed management proposal.
2. Seamless handover
We collect keys, certificates, deposits, and tenancy documents from you or your outgoing agent, audit the compliance position, and flag anything that needs immediate attention.
3. Condition baseline
Every property we take on gets a professional condition review, including damp and ventilation checks. You know exactly what state your asset is in on day one, documented with photographs.
4. Ongoing management
Tenants deal with us, rent arrives on schedule, inspections happen on time, and compliance renews automatically. You get monthly statements and a call whenever a decision genuinely needs you.
Frequently Asked Questions
How much does property management cost?
Fees depend on the property, the level of service you want, and whether we're managing a single flat or a portfolio. We'll give you a clear, fixed proposal after a short consultation, with no percentage surprises and no hidden charges buried in the small print. Contact us for a tailored quote.
Can I switch to you if my property is already tenanted?
Yes. Mid-tenancy handovers are routine. We coordinate directly with your current agent or self-managed records, take over deposits, certificates, and compliance documents, and introduce ourselves to your tenants so the transition is seamless for them. Most handovers complete within a few weeks.
What makes Henderson Wood different from a normal letting agent?
We're building condition specialists first. Most agents only react to problems after tenants report them; we actively monitor the condition of your property (damp, mould, ventilation, timber) during routine inspections, using the same expertise behind our RICS survey work. That catches expensive problems early and keeps you compliant with Awaab's Law.
How do you handle Awaab's Law compliance?
Awaab's Law requires landlords to investigate reported damp and mould hazards within strict timeframes and fix them promptly. As damp specialists, we're uniquely placed here: tenant reports come to us, we carry out a professional investigation quickly, document everything for your compliance records, and manage any remedial works through to completion, with independent post-works verification available.
What happens when something breaks at 10pm?
Tenants contact us, not you. Genuine emergencies (leaks, no heating, security issues) are handled through our vetted contractor network with agreed response times. Non-urgent repairs are triaged, quoted, and approved against the spending limits you set, so you stay in control without being woken up.
Do you manage HMOs and commercial property?
Yes. We manage single lets, HMOs (including licensing compliance), blocks, and commercial units across London. For HMOs we handle the additional licensing, fire safety, and amenity standards; for commercial property we manage repairs, service charges, and lease compliance.
How often will I get statements and updates?
You receive a monthly income statement showing rent collected, any deductions, and copies of invoices, plus inspection reports with photographs after every routine visit. Year-end summaries make your tax return straightforward. You'll never chase us for information about your own property.
Ideal If You...
- • Are tired of chasing your current agent
- • Self-manage and want your evenings back
- • Own an older property that needs a knowledgeable eye
- • Worry about Awaab's Law and compliance deadlines
- • Live far from your rental property
- • Have a portfolio that needs consistent, professional care