Property manager

The Property Manager will be responsible for the operational management of a designated portfolio of high-value residential developments. Reporting to the Head of Residential Management, the role requires the delivery of an exceptional property management service, ensuring compliance with all statutory and regulatory requirements, RICS and TPI best practice guidance, and the firm's internal standards.

The successful candidate will have extensive experience managing complex residential portfolios, overseeing major works projects, service charge administration, lease compliance, resident engagement and financial performance. The role requires the ability to manage demanding stakeholders, including institutional landlords, resident management companies, directors, freeholders and high-net-worth leaseholders.

Responsibilities

Leasehold & Estate Management

• Maintain expert knowledge of lease interpretation and ensure all estate management activities are undertaken in accordance with lease obligations, statutory requirements and best practice.
• Manage all aspects of estate operations, maintenance and repair programmes across a complex portfolio.
• Oversee contractor performance to ensure value for money and service excellence.
• Oversee the management of major works projects from inception through to completion.
• Administer statutory consultation requirements, including the preparation and service of Section 20 and Section 20B notices and associated leaseholder communications.
• Ensure all insurance claims are managed effectively, including liaison with loss adjusters, insurers and contractors through to settlement.
• Conduct regular property inspections and ensure all records, compliance documentation and asset data are maintained accurately.
• Develop and oversee Planned Preventative Maintenance (PPM) programmes and long-term asset management strategies with the Facilities Manager.
• Attend client meetings, AGMs, EGMs and directors' meetings, providing professional advice and recommendations.

Stakeholder & Relationship Management

• Build and maintain strong relationships with clients, resident management companies, leaseholders, freeholders, developers and professional advisors.
• Act as the senior point of escalation for complex resident, leaseholder and client matters.
• Deliver exceptional customer service while balancing commercial objectives and lease obligations.
• Manage sensitive communications relating to major works, service charge increases, building defects and compliance matters.
• Prepare management reports.

Leadership & Team Management

• Provide guidance and mentoring to Property Managers, Assistant Property Managers and administrative support staff.
• Support the Team Lead in managing team performance and operational delivery.
• Assist in the onboarding and mobilisation of new instructions and developments.
• Support business development activities, including client presentations, tenders and proposals.
• Contribute to departmental strategy, continuous improvement initiatives and operational excellence programmes.

Health, Safety & Compliance

• Ensure full compliance with all health and safety legislation and regulatory requirements.
• Oversee compliance programmes including fire safety, asbestos management, water hygiene, lifts, electrical testing and building safety obligations.
• Monitor appointed contractors and consultants to ensure compliance standards are maintained.
• Maintain comprehensive compliance records and risk assessment programmes across the portfolio.
• Support implementation of requirements arising from the Building Safety Act and associated regulations where applicable.

Financial & Service Charge Management

• Take ownership of the financial performance of a designated portfolio, identifying opportunities to improve service delivery, efficiencies and profitability.
• Prepare, review and manage detailed annual service charge budgets and long-term financial plans for each property.
• Produce and present quarterly budget forecasts and expenditure reviews to clients, boards and resident management companies.
• Monitor monthly and quarterly expenditure against approved budgets, investigating variances and implementing corrective actions where necessary.
• Work closely with Client Accounting teams to ensure robust management of service charge income, expenditure, reserve funds and arrears recovery.
• Lead the preparation and approval of annual service charge accounts, ensuring compliance with lease provisions and current legislation.
• Manage complex service charge disputes, challenges and enquiries, providing clear lease-based justification and resolution strategies.
• Oversee reserve fund forecasting and lifecycle planning to ensure adequate funding for future capital works and asset replacement programmes.
• Authorise expenditure, contracts and invoices in accordance with company procedures and delegated authority levels.

Requirements

• MTPI (Member of The Property Institute).
• Relevant Health & Safety qualification or training.
• Strong understanding of current residential property management legislation and regulatory requirements.

Desirable Qualifications

• AssocRICS, MRICS or working towards professional accreditation.
• IOSH Managing Safely or equivalent.
• NEBOSH qualification.
• Full UK Driving Licence.

Essential Experience

• Experience managing residential blocks, prime estates or mixed-use developments.
• Proven experience managing high-value London residential portfolios on behalf of institutional and private clients.
• Extensive experience preparing and managing annual and quarterly service charge budgets and forecasts.
• Significant experience administering Section 20 consultations, Section 20B notices and major works recovery processes.
• Demonstrable experience resolving complex service charge disputes and leaseholder challenges.
• Strong understanding of lease interpretation and landlord and tenant legislation.
• Experience delivering major works projects from procurement through to completion.
• Proven track record managing resident management companies, boards and AGMs.
• Experience managing reserve funds, lifecycle planning and long-term asset strategies.
• Strong stakeholder management skills with the ability to engage effectively with senior clients and demanding leaseholders.
• Previous people management and mentoring experience.
• Excellent written, financial and presentation skills.

Benefits

• Holidays: 25 days increasing in line with length of service to a maximum of 30 days
• Enhanced auto enrolment pension scheme - to help you save for the future
• Life assurance - to protect your loved ones
• Interest free season ticket loans
• Cycle to work scheme - discounted bicycles
• Flu and eye care vouchers - to keep you healthy
• Employee Assistance Programme - 24/7 health & wellbeing support
• Help@Hand Remote GP app - to give you and your family access to medical experts quickly
• Platform hosting 1000s of discounts at your favourite retailers, restaurants, supermarkets, leisure & days out venues, gyms and more
• Family & wellbeing policy - including enhanced maternity pay, menopause support, neurodiversity support, carer support, company sick pay and much more

Plus a Flexible benefits policy that allows you to pick and choose additional benefits as below:

• Purchasing up to 5 days additional holiday
• Discounted gym membership
• Discounted dental insurance
• Discounted private medical insurance
• Discounted critical health insurance and more

We recognise that diversity in all its forms including but not limited to race, gender, age, sexual orientation, disability, and background - enriches our workplace and enhances our ability to serve our clients and community effectively. Our goal is to create a culture where everyone feels empowered to bring their authentic selves to work, knowing their unique perspectives are welcomed and appreciated. We actively seek applicants from all backgrounds and want you to get in touch even if you don’t have all the skills we have asked for - we will support you with the development you need.

Recruitment agencies

Cluttons will only pay agency fees where a signed agreement is in place and the agency has been instructed by a member of our HR team. We do not accept speculative or unsolicited CVs from any third party, including recruitment agencies. Any CVs submitted to Cluttons or any of our employees outside of our formal recruitment process, including those sent directly to hiring managers or other employees, will be deemed unsolicited and will not be eligible for any agency fees.