Property Management in Ladbroke Grove W10 — 10% Fee

Nearly all of this stock is leasehold in a block with a freeholder or a managing agent behind it, so full management starts with the building’s paperwork as well as the flat’s. Service charge, ground rent, council tax and utility invoices are paid on your behalf and itemised at £10 a payment on our published schedule; the sub-letting registration form and payment service is a £28 one-off. Where the lease requires consent to let, we obtain it before the tenancy rather than after. Where a block runs a concierge, keys sit with the concierge; where it does not — which is more common in W10’s converted stock than in the new-build clusters — keys sit in KeyNest so an out-of-hours contractor can still get in.

Older and converted stock is where the compliance calendar earns its keep. Gas Safety annually, with us booking and paying the engineer and issuing the CP12 to the tenant. EICR on the five-year cycle, or sooner where the previous inspector flagged remedial work or the property has been extended. An EPC on every re-let, with the register checked at the start of each new tenancy. Smoke and CO alarm checks at the start of every tenancy and at every annual gas check. A Legionella risk assessment at the start of every tenancy. PRS Database registration from late 2026 under section 92 of the Renters’ Rights Act 2025, and Awaab’s Law expected to phase in from 2027. Licensing on every managed property is watched by the Kamma feed, so a new borough scheme reaches us the week it is gazetted rather than at an annual review.

Month to month, rent is collected through Goodlord, reconciled against the rent schedule and reported to you in a statement; it sits in a ring-fenced LettsPay client wallet rather than a pooled account. Repairs and hazards come through one inbox, aftercare@harveywjames.com, and one line, 020 3865 1500. Works under £800 go ahead on your standing authority; above £800 we take your written approval first and add a 10% supervision fee on the works value. We do not collect fees from contractors and we do not mark up repair costs. There is a mid-tenancy inspection at around month six, and the annual Section 13 rent review under Housing Act 1988 s.13 as amended by the Renters’ Rights Act 2025.

Between tenancies the refresh cycle applies: a minor refresh completed within 28 days of the new tenant’s check-in with no void at all, or a major refresh, expected roughly every five years, on a published ten-day void scheduled between the checkout and the four-week marketing window rather than inside it. Void days are the landlord’s money, so they are planned rather than absorbed as they arise. All of it sits inside one all-in fee of 10% of monthly rent including VAT, charged only in the months a tenant is paying rent, with no letting fee, no renewal fee and no rent-review fee — and nothing during a void, nothing to re-let.

W10 runs up from the Portobello end through Ladbroke Grove into North Kensington: stucco terraces and conversions, mansion flats, and estate stock side by side — streets minutes apart letting at meaningfully different rents. Notting Hill proper is W11, next door: streets apart, priced apart. We read W10 as W10 and label our evidence as exactly that.

For a managing agent that mix is the whole job. A converted upper flat in a stucco terrace, a mansion flat with a formal service-charge regime and an ex-local-authority two-bed do not share a heating system, a freeholder, a service-charge cycle or an EPC position — and they do not share one management routine either. The floor, the condition, the outside space and the heating the building runs are the things that decide hundreds of pounds a month here, and they are the same things that decide how often we are in the building.

So the first thing we do on a W10 instruction is establish the block: who the freeholder or managing agent is, what the lease says about letting, when the service charge and ground rent fall due, what heats the flat, and where the EPC and the electrical certificate stand. That is unglamorous work, and it is the difference between a tenancy that runs quietly and one that generates a call a fortnight.

Ask every managing agent in W10 the same five questions. One: what do you know about my specific block — the freeholder, the managing agent, the service-charge cycle, what the lease says about letting? Two: what heats the flat, and what does that mean for the advert and for the tenant’s bills? Three: what exactly is inside your fee — letting, renewal, the annual rent review — and what is itemised separately? Four: what is the threshold above which you must ask me before spending, and do you take anything from the contractor? Five: how many homes do you manage in W10 itself, not in west London, and will you show me the row?

The fifth is the one most likely to be answered with a region. Ours is answered with a postcode, and it is a small number. If another agent’s answers are better, use them — we mean that. And the line we hold: we won’t pad a small book with a borrowed average. Our W10 row is what it is, labelled W10, and a borrowed number costs a landlord real money.

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