Property Management in Wembley Park, HA0 — One 10% Fee

Full management here starts one level above your front door. Around nine in ten of the homes we manage sit in concierge-run buildings, where the concierge holds the keys around the clock and viewings, check-ins and contractor visits are booked against them; where there is no concierge, or only a day porter, keys sit in KeyNest. We administer the paperwork that comes with leasehold stock — service charge, ground rent, council tax and utility invoices paid on your behalf, itemised at £10 a payment on our published schedule, and the sub-letting registration form and payment service as a £28 one-off. At Waterview House the developer’s own factsheet says the appointed managing agent may charge fees outside the service charge for licences and consents, sub-letting, legal proceedings and re-selling. We start that consent before the tenancy, not after.

Then the heating, which in this stock is a landlord fact and not a detail. At Waterview House heat and hot water come from a community scheme with charging linked to use: the tenant is metered, billed separately, and cannot switch supplier. That belongs in the advert, not in a difficult conversation at check-in. At checkout, communal-heat and pre-payment properties are topped up to clear any negative balance before keys come back. An EPC is required on every re-let and we check the register at the start of every new tenancy; at Waterview House all 155 homes are band B.

The calendar half of management is the compliance ledger: Gas Safety annually, with us booking and paying the engineer and issuing the CP12 to the tenant; EICR on the five-year cycle; 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 is watched by the Kamma feed on every property we manage, so a new Brent scheme reaches us the week it is gazetted rather than at an annual review. Rent is collected through Goodlord, reconciled against the rent schedule, and a statement reaches you every month.

Repairs run 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. 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 before the four-week marketing window rather than inside it. 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.

HA0 is our best-value new-build cluster. The Alperton canalside schemes — developments such as Alperton Yard and the Grand Union Canal towers — brought several thousand new homes with concierge and gym amenities beside the water, and the wider Wembley and Sudbury new-builds and conversions fill out the stadium quarter on the Piccadilly and Bakerloo lines. Genuinely new stock at the most affordable band in our coverage is why the management job here is about buildings rather than streets.

The buildings do not behave alike, and Waterview House is the worked example. One hundred and fifty-five homes, every one rated EPC band B on the GOV.UK register. Mechanical ventilation with heat recovery, and underfloor heating throughout except the bathrooms. Nine-hundred-and-ninety-nine-year leases from January 2021 at a peppercorn ground rent. And a scheme consented permit-free, so occupiers would not be entitled to on-street residents’ permits in the event Brent introduces the controlled parking zone that £750,000 of planning money was secured to enable; on-site parking exists only as a separately purchased right, on selected homes. Every one of those lines changes what you can honestly promise a tenant.

Getting around is the easy part. On the area guide’s off-peak figures, Wembley Park is about eight minutes, Euston twelve, Bond Street thirty on the Piccadilly line via Green Park, Heathrow thirty-eight, and our Stratford office forty-five. The Grand Union Canal, Boxpark Wembley, the SSE Arena and the London Designer Outlet are the amenity story tenants actually ask about, and Brent’s schools and the larger flats are why families take HA0 when inner London prices them out.

Ask every managing agent in HA0 the same five questions. One: who reads the block’s heat-network billing, and will my tenant know before they sign that they cannot switch supplier? Two: who obtains the sub-letting consent, when, and what does the managing agent charge for it outside the service charge? Three: what exactly is inside your fee — letting, renewal, the annual rent review — and what is itemised separately? Four: what is the spending threshold above which you must ask me, and do you take anything from the contractor? Five: who answers when my tenant reports a hazard at nine in the evening, and against what timeframes?

Our answers are on this page and on the pages it links to, and the fee schedule is published rather than quoted on request. If another agent’s answers are better, use them — we mean that. And the line we hold here as everywhere: we won’t charge you a renewal fee to keep a tenant we already found you. Renewal and retention work, and the annual Section 13 rent review, sit inside the 10%.