Choosing a property manager is one of those decisions that doesn't feel important until it goes wrong. By the time you realise the manager isn't delivering, you've usually lost three months of rent, a chunk of property condition, and a fair amount of confidence in the asset.

We see this all the time. Landlords come to us from other managers, frustrated with vague monthly reports, missing rent, or guest reviews that have collapsed. The pattern is consistent.

Here's how to choose right the first time. And what to look out for if you're considering moving from a manager that isn't working.

The red flags

1. Vague fee structure

The best managers have a clear, single fee. Ours is 18% + VAT of net payout for short-let, with a one-off £149 onboarding. No extras.

Be sceptical of managers with 'starting from' fees, 'tiered packages' or 'à la carte' add-ons. These structures exist to inflate the headline rate later via call-out charges, photography fees, listing fees and monthly retainers.

2. No clear answer on who does the housekeeping

Ask: 'Who specifically cleans my property between guests?' If the answer is vague. 'we have a network of cleaners' or 'we use trusted contractors'. That's a red flag.

Good managers either have in-house housekeeping or named, vetted teams. Cleaners on demand via gig-economy apps produce inconsistent results, which shows up in guest reviews within weeks.

3. No in-person quality check between guests

Cleaners are not quality control. They're cleaners. If the manager's quality process is 'the cleaner sends a checklist photo', the small things. Broken kettle, stained sheet, low towels. Will slip through repeatedly.

This is the single biggest operational difference between good and average operators.

4. Slow or unclear monthly reporting

You should receive a monthly report covering gross income, platform fees, management fees, net payout, occupancy, ADR and forward bookings. If the report is a PDF email with no detail, or arrives late, the operator isn't taking reporting seriously.

5. No real reviews you can verify

Any operator should be able to show you live listings they manage today. If they can't or won't, walk away.

The green flags

1. Clear fee, clearly explained

One number, in writing, no add-ons. The fee should be calculated on income you receive, not gross bookings before your payout.

2. In-person quality inspection between every guest

Our Quality Officer attends every changeover. Every single one. The job isn't to clean. That's housekeeping. The job is to inspect: linen quality, towel count, consumables, fault checks, defect log. It's how five-star reviews are protected at scale.

3. Strong base of existing managed properties in your area

Managers with active stock across Marylebone, Pimlico and the wider Central London market understand local demand patterns. Managers with a single property in your area are still learning.

4. Monthly reporting via owner dashboard

Real-time visibility into bookings, revenue, occupancy and payouts. Mobile-accessible. Not a spreadsheet on demand.

5. References that will actually take your call

Ask for the contact details of three current landlords. Call them. The ones who are happy will say so quickly and clearly.

Five questions to ask before signing

  1. 01Who specifically inspects the property between guests, and how often? (Ours: a named Quality Officer, every changeover.)
  2. 02How is dynamic pricing managed, what tools do you use, and how often do rates update?
  3. 03What is your average occupancy across properties in my postcode in the last 12 months?
  4. 04Can I see two listings you currently manage and read the actual reviews?
  5. 05Can you put me in touch with two existing landlords who will speak honestly?

If a manager can't answer all five clearly, keep looking.

What good management actually looks like

Day to day, you should be aware of your property without having to chase. Bookings come in. The property is cleaned to a documented standard between every stay. Guests are responded to within 30 minutes. Maintenance issues are resolved without you hearing about most of them.

At the end of each month, you receive a clear report and a clean payment. At the end of each year, the property is in similar condition to when the manager took it on. Sometimes better. Reviews stay above 4.7.

If your current setup doesn't match that description, your manager isn't earning their fee.

On switching managers

Switching is easier than most landlords think. The standard process: 30 days notice on the current contract, key handover, owner-dashboard migration, listing transfer (the listings are linked to the property, not the manager, on most platforms). We onboard switching landlords in less than a week routinely.

If you're frustrated with your current manager, the cost of switching is almost always lower than the cost of staying.

Have a question about your property? Speak to the Taj Cribs team. We manage properties across the whole of Central London and offer free valuations with no obligation.