What Should Be Included in a Property Management Service?

A good property management service should make life easier for landlords.

It should not just mean collecting rent and forwarding the occasional tenant message. A proper service should help protect your rental income, keep the property maintained, support the tenant and reduce the amount of day-to-day work you need to handle yourself.

For many landlords, the difficult part is knowing what should actually be included.

Some agents offer full management. Others charge extra for inspections, maintenance handling, renewals, certificates or admin. That can make it hard to compare one property manager with another.

In simple terms, a property management service should usually include tenant communication, rent collection, arrears chasing, maintenance coordination, property inspections, compliance reminders, contractor access, tenancy support and regular landlord updates.

ABC Gone helps landlords across London and Essex with property management, lettings and guaranteed rent. The services page explains that full property management can include marketing, tenant checks, move-ins, inspections, renewals, repairs and check-outs, with clear statements for landlords.

Why property management matters

Owning a rental property can look simple from the outside.

A tenant moves in, pays rent and looks after the property. But in reality, landlords often deal with repairs, late rent, inspections, renewals, contractor access, tenant questions and legal responsibilities.

Even one rental property can create a lot of admin.

A good property manager gives the landlord a professional point of contact between the landlord, tenant and contractors. That means the landlord does not have to handle every repair call, chase every payment or organise every visit personally.

For busy landlords, overseas landlords, portfolio landlords or landlords who simply want less stress, property management can be a valuable service.

If you are deciding whether management is worth it, read our guide on Is Property Management Worth It for Small Landlords?.

1. Tenant communication

Tenant communication should be one of the first things included in a property management service.

The tenant needs to know who to contact when there is a problem, question or repair request.

A property manager may deal with:

• general tenant questions
• repair reports
• rent queries
• access arrangements
• inspection notices
• renewal discussions
• end-of-tenancy communication
• complaints or concerns

This matters because poor communication can quickly create frustration.

If tenants feel ignored, small issues can become bigger problems. Good communication helps keep the tenancy running smoothly and protects the landlord from unnecessary stress.

A strong property manager should keep communication professional, clear and documented.

2. Rent collection

Rent collection is a basic part of most property management services.

The property manager should monitor whether rent has been paid on time and update the landlord if there is a problem.

This may include:

• checking rent payments
• sending rent statements
• chasing late payments
• recording rent arrears
• contacting the tenant if payment is missed
• updating the landlord on rent issues

Rent collection should not be passive.

If a tenant misses rent, the property manager should act quickly. Early communication can stop arrears from becoming harder to manage.

If rent arrears are one of your biggest concerns, read our guide on What Happens if the Tenant Stops Paying Rent?.

3. Rent arrears chasing

Rent arrears chasing is different from basic rent collection.

A good property manager should have a clear process for missed payments.

That means they should:

• contact the tenant quickly
• confirm how much is owed
• keep rent statements updated
• record all communication
• discuss payment dates
• monitor repayment plans where suitable
• advise the landlord when the issue needs to escalate

This is important because rent arrears can put landlords under serious pressure.

A landlord may rely on rent to cover a mortgage, service charge, insurance or other costs. A property manager should help the landlord respond quickly and professionally.

For landlords who want more certainty around rental income, guaranteed rent may be worth comparing with standard property management.

4. Maintenance coordination

Maintenance is one of the biggest reasons landlords use a property management company.

A good service should include a clear process for handling repair reports.

This usually means:

• receiving maintenance reports from tenants
• asking for photos or details where needed
• deciding whether the issue is urgent
• arranging contractor access
• getting quotes where appropriate
• updating the landlord
• checking that works are completed
• keeping records of repairs

The landlord may still pay for repairs, depending on the agreement. But the property manager should coordinate the process.

This saves the landlord time and helps tenants get issues resolved more efficiently.

GOV.UK explains that landlords are responsible for repairs to the property’s structure and exterior, heating and hot water, basins, sinks, baths, toilets, gas appliances, pipes, flues, ventilation and electrical wiring. GOV.UK

5. Emergency repair handling

A property management service should explain how urgent repairs are handled.

Emergencies may include serious leaks, loss of heating in cold weather, electrical danger, security issues or situations that could cause major damage if ignored.

The property manager should have a clear process for:

• identifying urgent issues
• arranging contractors quickly
• updating the tenant
• informing the landlord
• approving emergency works within agreed limits
• recording what happened

Landlords should always ask how out-of-hours issues are handled.

If the property manager only works during office hours and has no emergency process, that can create problems.

A clear emergency process protects the tenant, the landlord and the property.

ABC Gone’s services page states that tenants can report issues online, with repairs triaged, quoted and instructed through vetted trades, and emergencies handled using pre-agreed limits. ABC Gone

6. Property inspections

Regular inspections should form part of a full property management service.

Inspections help identify problems early.

They may pick up:

• damp or mould concerns
• leaks
• damage
• poor ventilation
• maintenance issues
• unauthorised occupants
• garden or exterior problems
• cleanliness concerns
• safety issues

A good inspection is not just a quick visit.

The landlord should receive a clear update afterwards, ideally with notes and photos where appropriate.

Inspections are useful because tenants may not always report small problems. A slow leak, poor ventilation or minor damage can become expensive if no one checks the property.

7. Compliance reminders and support

Property management should include support with compliance reminders.

Landlords in England have responsibilities around property safety, gas and electrical equipment, deposit protection, EPCs and right-to-rent checks where required. GOV.UK lists key landlord responsibilities, including keeping the property safe and free from health hazards, making sure gas and electrical equipment is safely installed and maintained, protecting the deposit in a government-approved scheme and checking right to rent in England. GOV.UK

A property manager may help landlords keep track of:

• gas safety certificates
• EICRs
• EPCs
• smoke alarms
• carbon monoxide alarms
• deposit records
• right-to-rent checks
• licensing requirements
• tenancy documents
• safety-related repairs

This does not mean landlords should ignore their responsibilities.

The landlord should still understand what is required. But a good property manager can help keep important dates and documents organised.

GOV.UK also highlights landlord safety duties around gas safety, electrical safety and fire safety, including smoke alarms and carbon monoxide alarms. GOV.UK

8. Contractor management

A good property management service should include contractor coordination.

This means the property manager should help organise trusted tradespeople when work is needed.

That can include:

• plumbers
• electricians
• gas engineers
• cleaners
• locksmiths
• decorators
• handymen
• roofers
• appliance engineers
• damp specialists

The property manager should arrange access, collect quotes, update the landlord and confirm completion.

Landlords should also check whether the property manager adds a mark-up to contractor invoices or charges a separate maintenance arrangement fee.

This is not always wrong, but it should be explained clearly before the landlord signs the management agreement.

If you want to understand how fees may work, read our guide on Property Management Fees in the UK: What Should Landlords Expect?.

9. Tenancy renewals and rent reviews

A property management service should help landlords manage important tenancy dates.

This may include tenancy renewals, rent reviews and changes to terms.

A good property manager should help the landlord think ahead rather than leaving everything until the last minute.

This can include:

• checking when the tenancy is due to end
• discussing renewal options
• reviewing the rent
• communicating with the tenant
• preparing renewal documents
• updating records

Rent reviews should be handled carefully and professionally.

The aim is to protect the landlord’s income while keeping the tenancy stable where possible.

10. Check-in and check-out support

Check-in and check-out support can make a big difference.

At the start of the tenancy, the property manager should make sure the tenant has the right information, keys and documents.

At the end of the tenancy, the manager should help handle the move-out process.

This may include:

• check-in arrangements
• inventory coordination
• key handover
• meter readings
• move-out instructions
• final inspection
• damage reporting
• cleaning issues
• deposit-related evidence

A proper check-in and check-out process helps reduce disputes.

It also gives the landlord a clearer record of the property condition before and after the tenancy.

11. Deposit guidance and dispute support

A property management service may also include support with deposit-related matters.

This can include making sure records are kept, reporting damage, gathering evidence and helping with end-of-tenancy deductions where appropriate.

The deposit process needs clear documentation.

If there is damage beyond fair wear and tear, the landlord needs evidence. That may include the inventory, check-in report, check-out report, photos, invoices and communication records.

Property managers should help keep these records organised.

12. Landlord updates

A good property manager should not leave landlords guessing.

Regular updates are important.

Landlords should know:

• whether rent has been paid
• whether repairs are ongoing
• whether the tenant has raised issues
• when inspections are due
• when certificates need renewing
• whether the tenancy is stable
• whether any action is needed

This does not mean the landlord needs daily updates.

But if something important happens, the landlord should know.

Good property management should feel organised, not silent.

What may not be included in property management?

Not everything is automatically included in every management service.

Before signing, landlords should check whether extra charges apply for:

• tenant referencing
• inventories
• check-in reports
• check-out reports
• tenancy renewals
• rent reviews
• serving notices
• inspections
• maintenance arrangement
• contractor mark-ups
• deposit disputes
• court support
• gas safety certificates
• EICRs
• EPCs
• professional cleaning
• licensing applications

Some extra fees are normal.

The problem is when landlords do not know about them upfront.

A good property management company should provide a clear fee structure and explain what is included before you agree to the service.

Property management vs guaranteed rent

Property management and guaranteed rent are not the same thing.

With standard property management, the agent manages the property and tenancy, but the landlord usually still carries the risk if the tenant stops paying or the property becomes empty.

With guaranteed rent, the landlord receives an agreed monthly rent from the provider, depending on the agreement. This can make rental income more predictable.

For some landlords, standard management is enough.

For others, guaranteed rent may be more suitable because it combines management support with more certainty around income.

If you are comparing both routes, read Guaranteed Rent vs Traditional Lettings: Which Is Better?.

You may also find this useful: What Is Guaranteed Rent? A Simple Guide for UK Landlords.

What should landlords ask before choosing a property manager?

Before choosing a property management company, ask clear questions.

Use this checklist:

1. What is included in the monthly fee?

Ask for a full breakdown of the service.

2. Are inspections included?

Check how often inspections happen and whether reports are provided.

3. How are repairs handled?

Ask how tenants report repairs and how contractors are arranged.

4. Are there maintenance mark-ups?

Check whether contractor invoices include any extra charges.

5. How do you chase late rent?

Ask what happens if the tenant misses a payment.

6. Who handles compliance reminders?

Check whether the agent tracks gas safety, EICR, EPC and other key dates.

7. How often will I receive updates?

Ask what communication you can expect as a landlord.

8. Are renewals included?

Check whether tenancy renewals or rent reviews cost extra.

9. What happens at the end of the tenancy?

Ask how check-out, cleaning, damage and deposit issues are handled.

10. Can I switch later if I am unhappy?

Make sure you understand the notice period and exit terms.

If you are unhappy with your current agent, read How to Switch Property Managers Without Disrupting Tenants.

What does a good property management service look like?

A good property management service should feel organised.

The landlord should not have to chase constantly for updates.

The tenant should know who to contact.

Repairs should be recorded and followed up.

Rent should be monitored.

Inspections should happen.

Important dates should not be missed.

Fees should be clear.

The property manager should act like a proper support system for the landlord, not just a middleman passing messages back and forth.

For landlords, the real value is not just convenience. It is time, structure, better communication and a more professional way to manage the property.

Why choose ABC Gone?

ABC Gone helps landlords across London and Essex with property management, lettings and guaranteed rent.

Our services are designed to help landlords reduce day-to-day stress, manage tenants properly and keep rental properties running smoothly.

ABC Gone’s services page explains that full property management includes marketing, tenant checks, move-ins, inspections, renewals, repairs and check-outs. It also notes that landlords approve costs and receive clear statements. ABC Gone

For landlords who want even more certainty, ABC Gone also offers guaranteed rent, giving landlords a more predictable monthly income option.

Speak to ABC Gone about property management

If you are unsure what should be included in your property management service, speak to ABC Gone.

We can help you understand your options, compare standard management with guaranteed rent and decide what works best for your property.

Whether you own one rental property or a wider portfolio, the right management service can save time, reduce stress and help protect your investment.

Book a property valuation or landlord call with ABC Gone.

Helpful landlord guides

If you are comparing your options, these guides may help:

• Property Management Fees in the UK: What Should Landlords Expect?
• Is Property Management Worth It for Small Landlords?
• How to Switch Property Managers Without Disrupting Tenants
• What Happens if the Tenant Stops Paying Rent?
• What Is Guaranteed Rent? A Simple Guide for UK Landlords
• Guaranteed Rent vs Traditional Lettings: Which Is Better?
• ABC Gone Guaranteed Rent
• ABC Gone Landlord Services
• Book a Valuation

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