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Hi there, we're Abode Property Management.
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    Who are we?
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    Passionate property professionals with over 20 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?
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    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
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    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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    Permitted Payments
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    Before the tenancy starts (payable to Abode Property Management NW LTD | 'the agent')

    Standard Property Let:
    Holding Deposit: 1 week.
    Deposit Total: 5 weeks.

    HMO / House Share Property Let:
    Holding Deposit:
     1 week.
    Deposit Total: £250 unless otherwise stated

    Payment of £50 plus VAT (£60) - if you want to change the tenancy.

    Payment of interest for the late payment of rent at a rate of Bank of England rate plus 3 per cent once the rent is 14 days late.

    Payment of £50 plus VAT (£60) for the reasonably incurred costs for the loss of keys/security devices inside of our office hours (09:00 - 17:00 Monday - Friday).

    Payment of £100 plus VAT (£120) for the reasonably incurred costs for the loss of keys/security devices if outside of our office hours.

    Payment of any unpaid rent or other reasonable costs, for example the landlords letting fee associated with your early termination of the tenancy.



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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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    Free valuation to Maximise your Rental return
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    Meet Tracy with over 22 years of experience in letting properties in Greater Manchester. She will attend your rental property and deliver a:

    • Free, no-obligation valuation.
    • Landlord checklist for your legal obligations.
    • Advice on how to maximize your rent.
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    Great marketing to generate lots of enquiries
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    Did you know that 95% of renters look for properties online? At Abode, we are not tied to a high street. Instead, we prefer to be online and use those savings to hire experienced property experts.
    • Make the most of your advertising with great photos and descriptions.
    • Advertise your property on all the major portals.
    • Waste no time, instant marketing.
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    Attract the Best Tenants & Minimise Voids
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    An empty house costs you money. We focus on renting your house as quickly as possible to maximize your income.

    We understand the best tenants are busy and have jobs so we work around them and provide flexible viewing times.

    • We offer accompanied viewings to promote your property.
    • At weekends.
    • In the evenings.
    • At convenient times for potential tenants.
    • Flexible Viewing Times so potential tenants can view.
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    Excellent Tenants provide Peace of mind
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    We provide a thorough and extensive list of referencing checks in our application process. Alongside our experience of letting to thousands of tenants in Manchester over the last 10 years choose the right tenant for your property.

    • Comprehensive tenant referencing & legal checks.
    • Professional Tenancy agreements & Legal paperwork.
    • Deposit registration & protection scheme.
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    Professional Inventory to avoid any disputes
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    Before the tenant moves in, we will carry out, on your behalf, a professional inventory with digital photos of the full property.

    In the unlikely event of disputes or evictions, we will have comprehensive evidence of the condition of the property before the tenancy began

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    ALRA Regulated Property Management
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    Let our experts use their knowledge and proven processes to keep your tenant happy

    • Regular communication with the tenant.
    • Collect of Rent, chasing of late rents.
    • Client Money Protection.
    • Organise repairs from trusted contractors.
    • Tenancy Renewals.
    • Checkouts & Re Lets.
    • Dispute handling and advice if problems arise.
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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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A tenancy with 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 a holding deposit, which remains your money. Once an holding deposit 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 Process

    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 also need 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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    Holding Deposit

    A holding depost the equivelant of 1 weeks rent is held whilst the reference is being processed and remains the tenants money.  This amount will come off the final amount to be paid to move in to the property.

    Upon receiving the holding deposit, the applicant will be able to complete the online application form which is automatically returned to Goodlord and Abod efor consideration. 

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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

    Why working with Abode makes you smart
    Saves you time. Saves you money. Saves you stress. Keeps you compliant and legal.
    We have local experts and processes for finding a great long-term tenant. Minimising voids that cost you money, regular rent reviews to increase your return, and great communication so you're always in the picture to save you worrying.


  • Team Member

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    Tracy Wardle  - Marketing & Sales Director
    Meet Tracy, our glittering Director. Tracy is your new business legend. She will talk you through the process, whether you are a new landlord or a seasoned investor. Tracy's wizardry will ensure you have everything in place to be a compliant landlord and get your properties into Abode's safe hands. Tracy has been glittering for Abode with Charlotte since the explosions in the galaxy that created Abode in 2011.
  • Team Member

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    Charlotte Puddy, Director & Landlord 
    Here is Charlotte, our sparkly Director. She is responsible for sprinkling fairy dust around the office, ensuring our processes are followed, and our team of superheroes is on track to provide the very best service to our landlords and tenants. Charlotte is the go-to girl when the superheroes need backup! She has been doing her sparkly thing with Tracy since the explosion of the galaxy that created Abode back in 2011.
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    Collette Booth, Portfolio Manager
    Here is Collette, the portfolio manager, sent from the stars above to look after you, your properties, and your tenants. Collette's experience is legendary. Having been with us since 2012, she knows our processes inside and out. She will work her magic every day, looking after her portfolio of properties.
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    Saskia Kirkham, Portfolio Manager
    Meet Saskia, our shiny happy portfolio manager, who will sprinkle her special magic on your properties and tenants. Her beaming smile and never-ending efforts can be seen from the moon! Saskia joined our crew in 2018 and lives and breathes the Abode way.
  • Team Member

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    Alan Bevins, Accounts Administrator
    Here is Alan. He has been our wizard of accounts since 2018. Alan uses his special powers to get your money to you on time. He will politely chase your tenants for their rent and wave his wand to process payments to our contractors. He is your man for money queries, annual return headaches, and all things accounts.
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    Georgia Aird, Lettings Negotiator
    Meet Georgia, our smiley Lettings Negotiator who works her magic in and out of the office. Georgia is out on her magic carpet for two days a week for viewings, check ins and inspections.She is then based at Abode's HQ for the rest of the week assisting tenants with their applications and tenancy paperwork, sprinkling her magic dust and ensuring tenants and landlords have smooth experiences. Georgia graduated from Manchester University in 2021 and joined the crew at Abode in May 2022.
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    Jo Wren. Tenant Administrator
    Meet Jo, our number 1 girl on the road! Jo has her very own magic carpet, too. She flies gracefully around the M60, landing at our properties to work her magic. Jo is there at every appointment, moving tenants in and out and performing property inspections. Jo joined our crew and got her Abode magic carpet in 2021.
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    Olivia Buckley, Lettings Administrator
    Here is Olivia, our super smiley Lettings Administrator. Olivia uses her super magic skills to support the team in many administration duties. Olivia looks after our Certificates, travelling into the future arranging all necessary legal requirements, ensuring they get booked in a timely manner, keeping our tenants and properties safe and compliant. Olivia also works on tenant enquiries, and is kept busy in the office answering phones and taking care of our lovely tenants and landlords who call in to Abode HQ. Olivia joined our crew in August 2022.
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    Jade Collinge, Lettings Administrator
    Meet Jade, our smiley happy Lettings Administrator. Jade works her magic booking in potential tenants to view our lovely properties. Jade rocks her headset all day, answering calls and ensuring all potentials meet the criteria to rent a property from us and gets them booked into our diary. Jade is also working on her Business Administration Apprenticeship and learning the skills to develop and progress in her career with Abode. Jade joined our crew in 2021.
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    What do our landlords and tenants have to say?
    • Introduction

      We're certainly proud of what we do, but we needn't blow our own trumpet from the rooftops of Manchester's skyline. Our tenants and landlords are all too happy to do it for us!

    Testimonials from Landlords

    • Landlord Testimonial

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      consistently exceeds our expectations...
      Handing over management of our HMO portfolio to Abode was the best thing we did. It's their progressive and competent team which makes Abode among the best managing agencies in Greater Manchester. Their friendly lettings administrator, Saskia Kirkham, consistently exceeds our expectations with her efficiency and professionalism. What a pleasure.

      Mr L. Biden - Landlord.
    • Landlord Testimonial

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      passion and enthusiasm stood out...
      As soon as we met Tracy at Abode, we knew that this was the team that we wanted to manage our new portfolio in Manchester. Her passion and enthusiasm stood out. As we are based in London the whole team including Collette, Saskia & Charlotte have been amazing with communications and have helped made the whole process very easy for us.

      Mr S. Gopal - Landlord.
    • Landlord Testimonial

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       successful running of my property business
      Abode is an excellent property management company. They have been managing my properties since 2013 and have been superb throughout the entire time.I highly recommend them to anyone looking to let their property or for a place to rent. The team is always on hand to resolve any issues, from maintenance to tenancy matters, and to ensure I am compliant. As I grow my portfolio, they have been on hand to assist me with all the things I need to have in place for the successful running of my property business.

      Andrew Tonks- Landlord.
    • Landlord Testimonial

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      makes them great value for the money
      One of many great plus points of using Abode for my property management is there are no hidden costs.Unlike other agents I've used in the past, there are no extra ancillary costs that you don't consider when analyzing your deals.I know that my net return will be accurate when analyzing properties when working with Abode. This makes them great value for the money they charge.

      Robert Jones - Landlord

    Testimonials from Tenants

    • Tenant Testimonial

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      Couldn't be happier with the whole experience
      Collette helped me with the entire process to move into our new home. Been living at the property 5 years now! Staff are friendly, helpful and responsive as well in case of an issue. Couldn't be happier with the whole experience, I'd live here forever if my kids were not growing that fast and property becoming bit small now.

      Ms P Ebiou - Tenant
    • Tenant Testimonial

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      As a tenant, I am happy for choosing Abode. 
      Wonderful experience with Abode, Saskia, one of the worker that helps me a lot with quick response. Also, Jo the one who handle my viewing, she is so nice and she is one of the reason why I choose this place. As a tenant, I am happy for choosing Abode. 

      Mr Tsz ok Li  - Tenant.
    • Tenant Testimonial

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      helpful, professional, we can't be more grateful
      Our agent Saskia was very helpful and professional, we can't be more grateful, because of her and whole team we could move into new home within two weeks! Thank you Saskia, that was a pleasure meeting you!

      Miss K Kulupa


    • Tenant Testimonial

      I am SO glad to be in a property with Abode!!!
      Best letting agency 100%. The team actually care about their tenants and treat them with respect. Jo is an absolute star, a very genuine kind and compassionate person - she is pure gold. I've rented from a few agencies and have never had a good experience until now. I am SO glad to be in a property with Abode!!!

       Mr C. White - Tenant.
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