The property managers who take more care

Management Companies

When Resident Management Companies first contact us two questions are initially asked: - how long have you been in management and how many properties do you manage? The answers to those two questions no doubt help the Management Company determine the level of our experience and expertise.

Well, when it comes to block management, we're very serious. A flat owner from a block of apartments that we recently took over the management of wrote to us:

I have lived in Brighton for 15 years and have experienced 3 different management companies. The first 2 gave poor service - no personal contact, and very difficult to get any response from. I think you are a vast improvement, in particular the contact we have with Mr. Barson. Good relations and service.

Since the early 1990's Watson Property Management increasingly specialised in the management of apartment blocks and this is now the main core of our business. Our service has evolved in response to the demands of our end customers and the experience that we have gained in this sector of the property management industry has enabled us to adapt cur service into one that is extremely customer orientated. Our portfolio has grown steadily and we now manage almost 4,000 apartments in more than 230 blocks throughout the country. There are many firms that manage more properties but does bigger mean better? We don't think so. We believe we understand our customers' needs and put them first.

We're different in other ways too. Our portfolio ranges from small blocks, as small as four units, right up to multi-storey towers of over 100 units, both conversion and purpose built. We'll take on all properties because we have the expertise to do so from management companies with financial problems, those looking to move from an ineffective agent to groups of leaseholders looking to pursue their "right to manage". We can provide assistance every step of the way in order to help you achieve your objectives.

Unlike other independent practises our portfolio not only spans the North East but also stretches right across the country. We still run our administration from our head office in Wetherby where our phone line is a local rate number. We place surveyors out in the field, in the North West, Midlands and South East of England, where they can effectively look after their properties and respond to customers' needs on a daily basis.

We are one of the very few independent firms who are members of both the Royal Institution of Chartered Surveyors (RICS) and the Association of Residential Managing Agents (ARMA). Being part of two recognised and respected organisations gives us great pride but also reassures our clients of a certain standard and quality of service.

We're so committed to providing the highest possible level of service to our leaseholders that we even conducted our own market research of the residential block sector in order to determine the main priorities of both leaseholders and developers. In relation to leaseholders our research confirmed several points. Leaseholders prefer the comfort of having an agent who is locally accessible and readily at hand; they require a local service provided by local contractors and surveyors who are prominent in their attendance at the property; they seek transparency in the accounting process so that they can see how their service charge contribution is expended, and they require good communication channels so that queries and problems are dealt with quickly and effectively.

Is that the level of service and commitment that your Management Company already receives?

If so, that probably means we're already working with you. If not and you would like an informal discussion or meeting please contact our Property Director Tim Mullen.

Frequently Asked Questions

What is the advantage to me in using a firm who is a member of ARMA?

This association represents companies that specialise in the Management of blocks of apartments and as such it provides regular bulletins on current changes to the legislation and trends within the industry as well as holding seminars throughout the country to keep members abreast of relevant matters in this specialised area of the profession.

What is a service charge, who pays it and what is it for?

If you own a flat or apartment, then the chances are, you’ll be required to pay an annual service charge to your landlord or Management Company. Put simply, the service charge covers the cost of maintaining everything used by more than one occupier. Generally this is everything outside the four walls of your apartment. This will include the hallways, stairs and landings, lifts, entryphone and satellite TV systems, fire alarms and emergency lighting where they are present and of course, the main external fabric of the building. Services such as gardening, cleaning and window cleaning are also included within the service charge. Collectively, these items are usually referred to as “common parts” or “common services” and anything at the property that meets these criteria will be maintained and paid for out of the service charge.

Management Company and Managing Agent – what’s the difference?

These two entities are very commonly confused and are sometimes assumed to be the same thing. They are not. Management Companies are established by developers or housebuilders whenever they construct a new apartment block. Each leaseholder purchasing an apartment automatically becomes a member of the Management Company, which is a fully incorporated limited company like any other. Most Management Companies are limited by guarantee but some do have shares issued to leaseholders.

The Management Company is responsible for ensuring that any maintenance of the common parts and services is carried out, utilising the funds within the service charge to do this. As much of this work is extremely time-consuming and often technically challenging, the Management Company retains the services of a Managing Agent, such as Watson Property Management, to assist with the administration of the service charge.

What kinds of property do you manage?

We manage all types of multi-occupation residential property, from small, low-rise developments up to high-rise blocks of 100 units or more. Our properties range from modern, new build properties with contemporary styling to Victorian terraces and London town houses and even converted mills and churches. Some of our buildings have very few common amenities or services whilst others have a plethora of hi-tech plant and equipment such as passenger and vehicle lifts, electronic barriers and gates, back-up generators and pumps, closed circuit television and satellite television. Some even have gymnasiums and saunas. In the main, if a service can be provided within an apartment block, it’s highly likely that we’ll already have experience of it at one of our properties.

What geographical area do you cover?

We cover the length and breadth of England. We are able to do this by placing surveyors in various parts of the country so that they can each manage a specific geographical area. Our surveyors all have links to our main head office in Wetherby by Internet to enable them to access our service charge database. Our Yorkshire surveyors work out of the Wetherby office.

What’s your fee structure?

Our fees are based on a fixed charge per annum per unit apartment, usually starting from £125 per unit. Fees are based on the complexities of the building concerned which is usually a good guide for the extent of work required. Our fees generally tend to be increased annually in line with inflation however we do reserve the right to negotiate fees from year to year if significant increases in workload are envisaged.

Additional charges apply for the provision of a Company Secretary, again based on the size of the building.

Finally, we have a seperate fee structure for professional fees incurred in dealing with major or Qualifying Works, which is based on a reducing scale linked to the overall cost of the project. Further details of this scale are freely available upon request.

What’s included in your fees?

We provide a fully comprehensive management service, which takes care of all matters arising from the management of the property. We believe that our leaseholders and client management companies should be able to seek our assistance and guidance on any and all matters relating to the welfare of their property, without the concern of incurring significant fees. So, our management fee includes everything from service charge collection and credit control, repairs and maintenance, site visits, letters and telephone calls, meetings, administration of service contracts, technical advice and just about anything else. Our fee is fixed for the year regardless of the work that we may be called upon to carry out.

What’s not included?

The only time we may need to charge additional fees would be on the rare occasions that our surveyors become involved in works of a significant size, complexity or expense such that they become engaged in much increased administration and supervision. Works of this nature are usually planned some time in advance and if additional fees are to be applied, then considerable advance warning is always given.

Sometimes our clients call on us for specialist technical advice and if this falls ouside the remit of day to day management then a further fee may apply. Clients are always notified in advance that they may be about to incur additional fees so that they can decide whether they wish to do so.

See also "What's your fee structure?" above.

What about accounting?

At Watson Property Management, we believe that our accountability to our client Management Companies and leaseholders is absolutely fundamental to the success of our relationship. For that reason, we make sure that accountability is one of our strengths. We use modern specialist software, which enables us to maintain clear and accurate service charge data for each and every one of our 250+ apartment blocks.

What is the advantage to me in using a firm who is a member of ARMA?

What is the advantage to me in using a firm who is a member of ARMA?
What is a service charge, who pays it and what is it for?
Management Company and Managing Agent – what’s the difference?
What kinds of property do you manage?
What geographical area do you cover?
What’s your fee structure?
What’s included in your fees?
What’s not included?
What about accounting?
What is the advantage to me in using a firm who is a member of ARMA?