Property Management

We pride ourselves on our property management being committed, personalised and tailor-made services to our clients.

We will advise you to help you through the mind field of management when it comes to anything from a small block up to multiple units.


We are completely different from any other managing agent. We are deliberately not freeholder based. We therefore work for the benefit of the building and the people within it. Whether it is short term management or long term for your property.

We provide a comprehensive property management service. We understand that one size does not fill all. We are dedicated professionals who work above and beyond normal administrators. We are organised, responsive and considerate. We provide clients with various points of contact and are able to draw on a specialist knowledge of colleagues in many departments. Personal service is at the part of our company ethos.

Our residential management services

Planned Maintenance & Major Works

Harringtons Lettings will ensure your property is well looked after from handling all routine maintenance to major works. When it comes to certain works these will be detailed within the lease for example redecoration, but some may be identified as part of a preventative plan prepared by surveyors such as windows or roofs. Harringtons Lettings will work hard to establish a sufficient financial plan making certain that necessary funds are available and leaseholders do not encounter unexpected or unreasonable demands.

Major works are typically overseen by Darren Wheeler but we are happy to use any surveyor if you wish to do so. He has an extensive experience with working alongside lessees and advising on the maintenance of residential blocks. He is there to deliver cost effective solutions.

After an initial inspection, your appointed surveyor will prepare detailed specifications for any works required. We would then seek competitive tenders. We can draw on a trusted network of contractors, and are confident that the works will be completed on time and on budget. We are happy to include any other contractors you may wish to use. The surveyor will personally supervise and sign off each project, ensuring that all legislative requirements are met, including health and safety.

Darren Wheeler is a surveyor and full time member of and regulated by the Royal Institution of Chartered Surveyors.


Section 20 Notice & Consultation

When carrying out major works if the works exceed £250.00 for anyone leaseholder, the landlord must consult with the tenants. This is outlined within the Section 20 of the Landlord and Tenant Act 1985. The Act states the following;

  • The landlord must serve the appropriate Notices upon the tenants.
  • Provide details of the planned works together with a quote.

Harringtons Lettings are aware of this legal requirement and are experienced at drafting Section 20 notices.

The legislation covering Section 20 protects leaseholders from paying unnecessarily large sums for work carried out to their building and helps to control expenditure. It states that a leaseholder’s contribution will be capped if the landlord, RTM company, RMC or their Managing Agent fails to follow a set consultation process. The consultation must cover:

  • Qualifying works
  • Qualifying long term agreements
  • Qualifying works under long term agreements

In instances where works are required to be undertaken urgently, the ability to apply for dispensation through the First Tier Tribunal does exist, negating the need to consult fully with the tenants.

It is crucial that the process is handled correctly and that the law is taken into account. Graves Son & Pilcher are able to provide expert advice to new and existing clients on all aspects of this important legislation.

Service charge accounts

Harringtons Lettings will produce an annual expenditure budget for every property, ensuring that the service and reserve charges are realistic, affordable and in accordance with your lease.

The service charge will vary from year to year. It typically covers costs for communal areas such as cleaning and lighting, maintenance contracts such as lifts, general repairs, our management fee and buildings insurance. Provisions for future major works are also taken into account. Full details of the charges will be set out in your lease.

At the end of each financial year, an annual account is produced and submitted for certification.

Harringtons are able to provide expert advice to you supporting legislation. Harringtons Lettings fee for day to day management is £175.00 plus VAT per flat/unit. Harringtons Lettings are regulated by the property redress scheme, this means our accounting methods and procedures are efficient, transparent and secure. All service charge monies are held in an individual client trust account.

Our in-house accounts team takes pride in the careful management and protection of your money. They understand the legal requirements and work within the terms of each lease to ensure that both landlords and leaseholders meet their responsibilities.

As a team, they are highly organised and efficient. Having a good relationship with leaseholders means that if arrears ever occur they are solved in a timely manner. Rarely needing to refer to solicitors. Strong team collaboration and ongoing partner involvement ensures consistency in our dealings with you and your property.

If you have a query relating to your service charge account, contact us.


Property insurance

Any property that comprises two or more units is considered a “block” for insurance purposes. At Harringtons Lettings, we appreciate more than most that every block faces a unique set of risks. We have a sister company, iInsure 365, who are able to help you in this department.

We work with our sister company iInsure 365 who are fully regulated by the Financial Conduct Authority and just deal with building insurance for their clients. We receive no commission and their main ethos is to reduce clients premiums not in the first year but every year. They can provide a comprehensive policy for any type of property, residential or commercial, and have in excess of 140 five star google reviews which can be read here.

iInsure 365 can arrange insurance for:

  • Buildings
  • Contents in common areas
  • Plant and machinery
  • Property owner’s liability
  • Public liability
  • Employer’s liability
  • Directors and Officers cover
  • Terrorism
  • Any many more they provide a comprehensive list of additional products.

iInsure have in excess of 100 five star google reviews which can be found here and we have no hesitation in recommending them.

The team at Harringtons Lettings work closely with iInsure 365 to ensure that any claims are handled swiftly and correctly.

Assured shorthold tenancies

In addition to managing long leasehold blocks, Harringtons Lettings have a lettings department with a strong skilled team managing over 900 properties.

Our staff are fully trained making us the most reliable and wise choice to let and maintain your property. We have substantial local knowledge and can give you information and advice on the local rental market and further afield if required.

The growth of residential property investment has led to a thriving rental market in Brighton & Hove and whilst most of our clients have only 1 or 2 properties (mainly flats), we also look after purpose-built blocks with as many as 24 units.

Our experience in dealing with long leasehold management means that we are able to provide expert advice in respect of your obligations and responsibilities. Our guidance is particularly valued by clients in the complex areas of Health & Safety and Landlord & Tenant legislation, where statutory responsibilities are imposed.

From Energy Performance Certificates to Gas Safety checks; Fire Risk Assessments to Carbon Monoxide detectors; from the Landlord & Tenant Act 1985 to the Deregulation Act 2015, we ensure that you need not worry about compliance. We can also advise on appropriate insurance cover and arrange for the maintenance or replacement of appliances.

We regularly inspect your property to ensure it is being maintained and have a list of approved contractors to deal with any repairs promptly and cost effectively. We have out-of-hours cover for emergencies that cannot wait until the next working day.

Most of our clients instruct us on the basis of our Full Management Service, where the fee includes any charges for tenancy renewals, rent reviews or re-letting the property if it becomes vacant. However, these can be dealt with as separate matters and we can provide a rent collection only service, with the fees reduced accordingly.

Working in close co-operation with our Residential Lettings team, Harringtons Lettings provide a full service that includes drawing up tenancy agreements and carrying out inventories.


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