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Hi there, we're Abode Property Management.
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    Who are we?
    Passionate property professionals with over 15 years worth of experience and knowledge of managing properties. As portfolio landlords, we understand the amount of time and effort you have to dedicate to managing properties, looking after tenants and keeping on top of regulations. 
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    What can we do for you?
    Lead the way in delivering an unrivalled property management experience for both landlords and tenants. Our processes are tried and tested with successful results. 

    Your property management experience with us is truly flexible, and you can control how much you receive. From listing your properties on all the major online portals and sourcing only the best quality tenants, through to a full extensive package of photographic inventories, AST's, periodic inspections and so much more. 
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    Our Promises & Guarantees
    Increase your profits, shed the stress and allow you to take back control of your time; these are the three promises that sowed the seeds that have grown to become the Abode of today.

    We guarantee only the best of trusted and locally sourced contractors to carry out any maintenance work, whilst our meticulous selection process means only the best tenants will be paired with your property. Our communication is unrivalled and offers clarity, and we promise to do all the heavy lifting for you.
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Landlords, Our Promise To You
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    We will increase your profits
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    A saving is as good as a gain. Abode's unrivalled knowledge of the Manchester property market permits us to identify and recommend the highest value properties to investors. 

    As landlords we're always looking to ensure we remain up to date with the latest cutting edge strategies to drive profits for landlords. 

    Working with Abode will guarantee that you'll be kept at the forefront of these strategies, taking your profits to new heights.
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    More free time for you
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    Time is the most precious commodity in the world. By no means are we time travellers, but we recognise that time spent chasing rents and attending no-show viewings is time that can't be returned. 

    Take back control of your time; Abode will source the best quality tenants for your properties through a meticulous selection method, overseeing all the viewings in between. 

    We'll keep them happy and content, ensuring they look after your property whilst maximising their duration to minimise the voids. 

    We'll collect the rent swiftly, manage any maintenance needed and ensure that you have your time under control.
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    Remove your stress
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    Our meticulous methods of property management guarantee the best for your properties, and your profits. We only source the best tenants to reside in your properties, taking care of it like a loved one. 

    Any developing property problems will be overseen by locally sourced and trusted contractors, and we'll work around the clock to keep your tenants happy. 

    We'll endure the hold music on the phone line to the utility companies, chase outstanding rents and oversee the viewings as well as move-ins and move-outs. We promise to remove the word 'stress' from your vocabulary.
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    http://abodeltd.co.uk/landlord-services-prices/
    Please see our website for more details of Abode plus ALL of our plans and prices. 
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Tenants, Welcome to Abode
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    Tenancy with Abode
    Abode treats all of our tenants how landlords expect their properties to be treated; with love and care. Below is our process to ensuring a successful tenancy:
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    Viewing a Property

    Once a tenant has viewed a property with Abode, the leading letting agent in Manchester, they will be asked if they want to proceed with an application.

    Once proceeding with an application, the tenant will then be asked to surrender an application and an administration fee. They are inclusive of VAT and a receipt for this application fee will be issued at the point of move in. Once an administration fee has been received by the agent the property will not be viewed by any other party at this time.

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    Age Restriction
    Any interested tenant considering putting forward an application must be at least 21-years-old, unless stated otherwise by the landlord of the respective property.
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    Application Forms

    The tenant will be given help and advice where needed when filling out an application form. A committed member of Abode will advise a prospective tenant if their annual income is sufficient to support the application, or if a guarantor will be able to cover for them.

    Where a single earning is not enough, another working member of family who will be living at the same property can be put forward as a joint application. Ideally, a tenant will need to have had a continual employment with the same employer for at least six months.

    If a tenant has been self employed, they will need to show three years self assessments or an accountants letter. If a tenant is not working and is in receipt of benefits, then a guarantor will be required for the application to proceed. This person must be in full time employment and a home owner. On signing of the Tenancy Agreement, the guarantor will need to be present along with the tenant to sign the necessary paperwork.

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    Identification
    You must present two forms of identification on presenting your application forms; this will include a copy of a passport or driving license and a copy of a utility bill or bank statement with your current address. Without these documents, the application process cannot proceed.
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    Housing Benefit
    Not all landlords will accept tenants who are claiming housing; this will be discussed before an application is put forward for a property. If the landlord is willing to accept an element of housing benefit, the prospective tenant will still need one month advance rent and a deposit before moving into a property.
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    References

    Once an application has been surrendered for referencing, there will be certain checks that will be carried out against each applicant.

    If an applicant has a bad credit history, it is advised to discuss this with the agent before putting an application forward. Failure to disclose this information from the onset may cause a tenant not to pass their credit check and fail the application for the property they want to rent.

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    Administration Fee

    A single application's administration fee will cost prospective applicants £175 with a guarantor. A joint application's administration fee will prospective applicants £225.

    Upon receiving the administration fee, the applicant will be given an application form in which they will need to fill out and return to Abode. It is important that all prospective tenants are aware that the administration fee is non-refundable.

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    Time Process
    An application can take up to five working days to be referenced; the tenant will be advised where necessary not to give notice to any current landlord until their application has been successful.
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    Deposit

    Both the tenant and landlord will be informed of a successful application. The tenant will be requested to pay their deposit within seven working days of this notification.

    If a deposit is not received within the specified time, the property would be advertised and re-opened for viewings. Once a tenancy agreement has commenced, Abode or the landlord will lodge a deposit with The Deposit Protection Service until the end of the tenancy agreement.

    A deposit will be refunded at the end of the tenancy agreement once the property has been checked by Abode; any damage caused by the tenant will be rectified and this amount will be requested from the tenant's deposit. If a deposit has been paid and the tenant decides that they do not want to proceed, Abode must be informed as soon as possible. We will allow for a period of up to two weeks from accepting the deposit before the deposit will become non-refundable, as we may have let the property to another tenant over this time period.

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    Rent
    The rent has to be paid in cleared funds before a tenancy is signed. If a tenant wants to pay by cheque this has to be received by the agent five working days before a tenancy is due to commence, this will give the cheque time to clear. The agent can also accept a bankers draft on the same day the tenancy is due to start.
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    Insurance
    It is the responsibility of the landlord to have buildings insurance for the property, but the tenant will be asked to have their own contents insurance in case of accidental damage before the tenancy is due to start. Abode will have more information regarding contents insurance and will be happy to help.
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    Utility Bills

    Once a tenancy has been signed, it is the responsibility of the tenant to notify the appropriate utilities (i.e. gas, electric, water and council tax). These bills will be separate from the rent.

    Meter readings will be taken at the start of the tenancy agreement and documented on the inventory. Abode will also supply meter readings to the utilities to close any previous accounts, but it is the tenant's responsibility to set up their own accounts.

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Meet The Team
  • Introduction

    Meet the team behind Abode
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    We pride ourselves on having dedicated and passionate people, find out about us all here.
  • Team Member

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    Tracy Wardle  - Director
    Tracy is one of Abode's directors, overseeing the running of the office, operations, team and new business. She's a member of ARLA with a vast and expansive knowledge of working in the property industry, over 15 years of experience under her belt.

    She's also the author of Tameside Property Expert, Tameside's leading property blog. Here you can view her weekly Buy to Let deals, as well as weekly analysis of the local property market and keep up to date with any forthcoming large scale property developments in the area.

    Outside of Abode and blog writing, Tracy can be found cheering on her son at football, spending time with family or laughing with friends.
  • Team Member

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    Charlotte Puddy, Director & Landlord 
    Charlotte is one of Abode's directors, as well as a portfolio landlord with over five years of property management experience. She understands how hectic it can be to be a landlord!

    Her passion and enthusiasm for bettering the lives of both tenants and landlords alike is at the forefront of everything she does, offering unrivalled levels of customer service. She thrives on 
    keeping up to date with new creative strategies for letting and buying property.

    Outside of Abode, Charlotte enjoys taking in the country air or hitting the gym, as well as spending quality time with her two boys.
  • Team Member

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    Collette Booth, Portfolio Manager
    Collette is Abode's Portfolio Manager, acting as the central point of contact for landlords and overseeing the smooth running of all Abode tenancies. 

    She liaises with landlords and tenants alike to organise viewings and negotiating tenancies, securing the prompt protection of every deposit and notifying all utility companies.

    Her passion for ensuring landlords feel  completely reassured that their investment is looked after means more time for landlords to focus their time elsewhere, be it other businesses or their own personal lives.

    Outside of Abode, Collette can be found 
    running around the rugby pitch after her two boys, spending time with her husband or doing a marathon ironing session!
  • Team Member

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    Paul Creamer, Tenant Administrator
    Paul is Abode's Tenant Administrator, spending his time out on the road meeting tenants. Paul laps the M60 many times a day to make viewings, move in and move out appointments, and mid term inspections.

    His passion for the variety in the role shines through to handing tenants over the keys to their new homes, and the next chapter of their lives. Paul originates from a background of block management, spending 8 years of looking after buildings across Greater Manchester. His other previous experience includes liaising with property owners, managing contractors and maintenance issues in effective and efficient manners.

    Outside of Abode, Paul can be found spending quality time with the love of his life; a car engine. He loves all things mechanical, tinkering to work out how components work and attempting to breathe new life into old machines!
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    Elaine Bracegirdle, Maintenance Administrator
    Elaine is Abode's Maintenance Administrator, ensuring maintenance issues in properties remain minimal by utilising Abode's variety of locally sourced, well trusted contractors. She's determined to ensure tenants feel look after in their properties.

    She organises the free inspections on all Abode's managed properties,  liaising  with tenants and landlords if any items arise from particular inspections. Elaine originates from a heavily customer service based role at O2, with experience in renovating her own properties; a perfect mix for combining the best in customer service with expert knowledge of property maintenance.  .

    Outside of Abode, Elaine enjoys taking on additional refurbishment projects, whilst also taking her dog, Beckham, for walkies!
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    Sarah Rogers, Accounts Administrator
    Sarah is Abode's accounts administrator, looking after the financial aspects of the business. She liaises with landlords when approached with queries regarding rental income on their properties, as well as tenants to ensure their rents are paid on time. 

    She works with the local councils to ensure the smooth running of Housing Benefit claims, saving landlords valuable time and shedding their stress. She loves to build relationships with landlords and tenants alike, ensuring all financial aspects are of tenancies and property management are easy to comprehend for both parties.

    Outside of Abode, Sarah can normally be found taking her young children to Brazilian Jiu Jitsu classes, spending quality time with family and catching up on films!
  • Team Member

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    Dan Wright, Marketing Associate
    Dan is Abode's Marketing Associate, striving to ensure Abode remain at the forefront of being a leading letting agent. Dan has five years of marketing experience across a range of sectors, opting to settle down and apply it to the wonderful world of lettings.

    He keeps Abode's digital and online presence ticking over, ensuring our social media and website is kept up to date and responding to any online communications in an efficient and informative manner. He helps Tracy to research her weekly in-depth articles for all platforms, ensuring they look glamorous for publishing and sprinkling a magical multimedia touch.

    Outside of Abode, Dan is a huge thrill seeker, travelling the continent and strapping himself into all kinds of stomach churning roller coasters and thrill rides. He has a passion for photography, and is currently learning to fly drones!
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    We are proud of what we do... so are our Landlords

    Testimonials from Landlords

    • Landlord Testimonial

      the stress is taken away  of trying to find tenants
      "Abode provide us with an excellent service by managing our properties. The stress is taken out of trying to find tenants,collect rents and arrange any maintenance issues.  
      We have used other agents in the past and there was no priority in them being proactive for us. This defeats the object of having a property agent. 
      Abode also provides excellent customer service to all our tenants.  
      The agent fees that we pay each month are worth every penny" 
      Mr L Jones
    • Landlord Testimonial

      I completely trust them
      "Charlotte and Tracy provide an excellent service with regular communication. I completely trust them and their maintenance team with my property." 
      Mr J Ellis
    • Landlord Testimonial

      may I particularly commend Collette to you
      Thank you for invoice and for the efficient way in which Abode conducted the process of finding and referencing the tenant.
      May I particularly commend Collette to you. Our experience of dealing with her has been very professional, yet she offers a warmth.
      The combination of these skills enabled me to feel secure in dealing with Abode.
      Once again thank you for finding the new tenant and expediting the process so efficiently.
      Mrs M Etchells
    • Landlord Testimonial

      Collette was amazing!
      Brilliant, Collette was amazing pinning down 3 tenants within one property to agree to viewings. This would have been a nightmare for me and very time consuming. M Moore
    Contact us

    Disclaimer

    The content on this Microsite has been uploaded by Abode Property Management (NW) Ltd, Greater Manchester. Rightmove Group Limited makes no warranty as to the accuracy or completeness of the content, any queries should be sent directly to Abode Property Management (NW) Ltd, Greater Manchester. Where properties are displayed on a page, this comprises a property advertisement. Rightmove Group Limited who operate the website Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. These property advertisements do not constitute property particulars. The information is provided and maintained by Abode Property Management (NW) Ltd, Greater Manchester. Please contact the agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland and if you have any query over the content.