Property Management Proposal

1. Executive Summary

Cornerstone Business Development proposes to deliver a fully compliant, transparent, and operationally robust property management service for [Client/Property Name]. Our service model reflects all current 2026 UK housing legislation, including:

  • Abolition of Section 21

  • Strengthened and expanded Section 8 grounds

  • Mandatory registration on the national PRS Property Portal

  • Full compliance with the Private Rented Sector Decent Homes Standard

  • Mandatory membership of the PRS Landlord Ombudsman

  • Updated rules on rent increases, tenancy terms, and documentation

  • Enhanced safety and building compliance duties

Our priority is to protect your asset, reduce legal risk, and deliver a professional service to residents.

2. Our Management Approach

  • Compliance-first operations aligned with the Housing Act 1988 (as amended), Renters (Reform) Act 2025–26, Building Safety Act 2022, and all 2026 regulatory requirements.

  • Proactive management through planned maintenance, regular inspections, and early intervention.

  • Clear communication with landlords and residents, supported by documented processes and transparent reporting.

  • Financial accuracy through structured rent collection, arrears management, and monthly statements.

  • Resident experience that supports stable occupancy and reduces turnover.

3. Scope of Services

3.1 Tenancy & Lettings Management

  • Advertising and marketing of vacant units

  • Conducting viewings and applicant vetting

  • Right to Rent checks

  • Drafting compliant periodic tenancy agreements (all new tenancies are periodic under 2026 law)

  • Mandatory registration of landlord and property on the PRS Property Portal

  • Move‑in coordination and inventory

  • Deposit protection and prescribed information

  • Rent review and tenancy variation management

  • End‑of‑tenancy processes using strengthened Section 8 grounds

2026 Compliance Notes:

  • All tenancies are periodic; fixed terms are no longer used.

  • All tenancy documents reflect updated statutory grounds for possession.

  • Portal registration is legally required before a tenancy can begin.

  • Landlords must be registered with the PRS Ombudsman.

3.2 Rent & Financial Management

    • Rent collection and receipting

    • Arrears monitoring and structured escalation

    • Payment plans where appropriate

    • Monthly financial statements

    • Annual summary for tax and accounting

    • Service charge budgeting (if applicable)

    2026 Compliance Notes:

    • Rent increases must follow the updated statutory notice process and be fair, transparent, and evidence‑based.

    • All fees comply with the Tenant Fees Act 2019 and 2026 transparency rules.

3.3 Repairs & Maintenance

  • 24/7 reporting system

  • Contractor procurement and management

  • Routine repairs

  • Planned maintenance schedules

  • Compliance works:

    • EICR

    • Gas Safety

    • Smoke/CO alarms

    • Fire Safety (Building Safety Act 2022)

    • Legionella

  • Capital improvement planning

2026 Compliance Notes:

  • All properties must meet the PRS Decent Homes Standard, including:

    • No Category 1 hazards

    • Reasonable state of repair

    • Modern facilities and services

    • Adequate thermal comfort

    • Evidence of compliance uploaded to the Property Portal

3.4 Property Inspections

    • Quarterly internal inspections

    • Annual full building inspection

    • Pre‑ and post‑tenancy inspections

    • Written reports with photos and recommendations

    2026 Compliance Notes:

    • Inspection records must be uploaded to the Property Portal where required.

    • Evidence of hazard mitigation must be documented.

3.5 Compliance & Legal Management

  • Full adherence to all statutory requirements

  • HHSRS risk identification and mitigation

  • Enforcement of tenancy terms

  • Section 8 preparation using strengthened 2026 grounds, including:

    • Landlord selling

    • Landlord moving in

    • Repeated arrears

    • Serious ASB

    • Breach of tenancy

  • Anti‑social behaviour case management

  • Data protection compliance (GDPR)

2026 Compliance Notes:

  • Section 21 is permanently abolished.

  • All possession routes are via Section 8 with updated mandatory and discretionary grounds.

  • All safety certificates must be uploaded to the Property Portal.

  • All landlords must belong to the PRS Ombudsman; residents may escalate complaints externally.

3.6 Resident Communication & Support

  • Dedicated communication channels

  • Response within agreed service levels

  • Fair and consistent complaint handling

  • Professional, respectful engagement with all residents

2026 Compliance Notes:

  • Complaint handling must follow the PRS Ombudsman’s published standards.

  • Residents have statutory rights to escalate unresolved complaints.

 

4. Service Standards

  • Response times:

    • Emergency repairs: within 4 hours

    • Urgent repairs: within 24 hours

    • Routine repairs: within 5 working days

  • Communication:

    • Resident enquiries acknowledged within 1 working day

    • Landlord updates provided weekly or monthly

  • Compliance:

    • All statutory checks completed ahead of expiry

    • Full audit trail maintained for all actions

    • All required documents uploaded to the Property Portal

5. Technology & Reporting

  • Digital maintenance reporting

  • Cloud‑based document storage

  • Monthly management reports including:

    • Rent schedule

    • Arrears position

    • Maintenance log

    • Compliance tracker

    • Risk register

2026 Compliance Notes:

  • Integration with the national Property Portal for compliance uploads.

  • Digital evidence required for Decent Homes Standard compliance.

 

6. Fees & Charges

 

  • Full Management: £___ per unit per month / ___% of monthly rent

  • Let‑Only: £___ per tenancy

  • Maintenance Coordination: Included / £___ per job

  • Compliance Management: Included / £___ annual package

  • Additional Services:

    • Court preparation

    • Major works project management

    • Insurance claims handling

All fees comply with the Tenant Fees Act 2019 and 2026 transparency requirements.

7. Why Choose Coast to Coast

  • Professional housing qualifications (CIH Level 5)

  • Strong compliance background

  • Experience managing complex buildings and multi‑unit blocks

  • Transparent, ethical, and landlord‑focused service

  • Local knowledge across Plymouth, Devon, and Cornwall

  • A management partner who treats your property as a long‑term investment

8. Next Steps

  • If you wish to proceed, we will:

    1. Prepare a tailored management agreement compliant with 2026 legislation.

    2. A specific building type (HMO, block, single‑let) presentation

    3. Conduct a full onboarding inspection.

    4. Transfer all documents, keys, and compliance certificates.

    5. Register the property on the national Property Portal.

    6. Begin active management from the agreed start date.

Contact Us For Full Information and Discussion
Scroll to Top