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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 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?
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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:
    £75 per room.
    Deposit Total: 5 weeks

    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.



Contact us

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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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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 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.

Contact us

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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  - Marketing & Sales 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 ten 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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    Jay Puddy, Director & Landlord
    Jay is one of Abode's directors, and a portfolio landlord specialising in residential property development and buy to let investing. He has a keen interest in property development within Greater Manchester, and runs the Stockport Property Expert blog.

    Outside of Abode, Jay can be found managing his multiple businesses, whilst looking after his two little boys!
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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!
  • Team Member

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    Alan Bevins, Accounts Administrator
    Alan is Abode's Accounts Administrator, looking after the financial aspects of the business. He 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. 

    He works with the local councils to ensure the smooth running of Housing Benefit claims, saving landlords valuable time and shedding their stress. With a great eye for detail and passion for improving processes and performance,  Alan's extensive experience in clients account environments goes hand in hand with his love of building 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, Alan enjoys a spot of photography, walking his dog and general travelling!
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    Dan Wright, Marketing Associate
    Dan is Abode's Marketing Associate, showcasing Abode on a number of platforms as what we really are: The World's Greatest Letting Agent for Landlords in Manchester!
    Dan has five years of marketing experience across a range of sectors, from digital start ups to working with one of the world's largest leisure attraction operators. His passion for creativity and attention to detail allows him to think outside the box and deliver innovative new techniques to help us and help landlords when it comes to all things marketing.
    Dan works alongside Jay and Tracy on their respective Property Expert blogs, promoting key articles to their audiences whilst also keeping a keen eye on the planning portals to see what property developments are upcoming.
    Outside of his Abode life, Dan loves to roll his three main hobbies into one (photography, travelling and theme parks), allowing him to explore and capture the wonders of the world one stomach churning roller coaster at a time!
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    Saskia Kirkham, Lettings Administrator
    Saskia is brand new to Abode after leaving school in 2017, passing her GCSE's in Maths, English, History and Spanish with flying colours!

    Currently studying an Apprenticeship Business Administration, Saskia has firmly found her feet in the bustling day to day nature of her role as Lettings Administrator here at Abode.

    As a keen learner and always one for a challenge, her days in the office are never the same; helping take enquiries from both tenants and landlords, and providing a huge helping hand to the rest of the team.

    Outside of the Abode office, Saskia loves spending time with her family, in the gym or at a gig with her friends!
Contact us

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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

      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

      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

      the process for letting my property went smoothly.
      I would highly recommend Adobe Property Management; the process for letting my property went smoothly.

      Saskia was very friendly and professional and kept in contact with me at every stage; she was always happy to answer any questions I had and  found me a tenant within days. I am very happy with the service she provided.

      Mrs S. Cunliffe - Landlord.

    Testimonials from Tenants

    • Tenant Testimonial

      They have gone above and beyond my expectations...
      I would 100% recommend Abode Property Management. We have recently moved into a property and the service has been great from the word go. Each person that we have dealt with from the office and from the viewing/hand over have been so so pleasant. 

      They have gone above and beyond my expectations as unfortunately we have had a bad experience with past agents. However, thank you to everybody at Abode, you have restored my faith and I can't thank you enough for being so kind and helpful throughout the whole process. The whole team are a huge credit to the company.

      Ms H. Ashworth - Tenant.
    • Tenant Testimonial

      Amazing and quick service...
      Amazing and quick service. Settled the whole letting within a week. Collette was very helpful and they had an amazing property, was upfront about everything and kind in dealing with us. The best comparing to any previous letting agency me and my wife had ever dealt with.

      Mr M. Jaibaji - Tenant.
    • Tenant Testimonial

      Were fair and upfront with their fees...
      Would not hesitate to recommend Abode, they have been amazing! After 4 months of house hunting we had dealt with a lot of agents and found Abode to be the best. There was absolutely no pressure on the viewing and the team were great with any questions we had. They kept in touch throughout the whole process and were fair and upfront with their fees. Big thank you to Saskia and the team.

      Ms L. Wilson - Tenant.
    Contact us

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