Property Management you can Trust

property management

Offering expert lettings, property & block management in across Greater Manchester & the Northwest.

More Than Management: Your Trusted Property Partners


At Northmode we provide a range of Residential Property Management and Block Management Services across the Northwest, with a focus on Manchester and surrounding areas, ensuring local expertise and support.

We take immense pride in being more than just a service – we are your dedicated partners who go beyond mere management, treating your property with the same devotion you would yourself.

Our Services

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Residential Property Management


We believe that Residential Property Management should be flexible and valuable. That’s why we offer Full Management for just 8% per month

Our comprehensive approach maximises your investment while enhancing tenant satisfaction.

We prioritise open communication and transparency, keeping you informed every step of the way.

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Estate & Block Management


Providing comprehensive block management services in the Northwest specialising in handling maintenance requests promptly, resolving resident issues efficiently and managing financial accounts transparently.

Our dedicated team is committed to delivering exceptional service tailored to the unique needs of your block. Contact us today to discover how we can enhance your block’s value and improve resident satisfaction.

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Tenant Find


Whether you have just one or two rental properties that feel manageable or you're an experienced landlord who only needs help getting started, our Tenant Find service is the perfect solution. We handle everything from marketing your property and conducting viewings to thorough tenant vetting and securing tenancy agreements. Our service ensures you get the right tenants quickly while saving you time and hassle.

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About Us


At Northmode we are proud to deliver outstanding property management services throughout the North West, with a focus on Greater Manchester and nearby areas.

Backed by accreditation from leading industry bodies, we are committed to professionalism, integrity and maintaining the highest standards in everything we do.

Discover Our Story

Why Choose Northmode?


Locally based with offices in central Manchester and Salford Quays, we understand the local property market inside and out. We put your needs first, ensuring your investments are profitable and stress-free. Trust us to deliver the results you deserve with minimum of fuss.

Offering Value for money

Value for money

Offering unbeatable quality at competitive rates – because you deserve the best. With us, you gain a trusted partner dedicated to your success without compromising value.

Northmode Properties - Independent Lettings & Block Management Agents

Independent Agents

No shareholders to answer to – our focus is solely on you. This allows us to prioritise your needs and deliver a personalised service without external pressures. 

Local Property Management with a deep knowledge of the Manchester property market

Local expertise

With our deep knowledge of the Manchester property market and its surrounding areas, you can trust that you’re in good hands. Our reliable network of local contractors ensures top-quality service, allowing you to rest easy knowing we’ve got you covered.

Flexible customised Property Management Services in Manchester

Flexible customised Service

Tailored solutions for every client – your needs, your way. From the very beginning, we listen to your expectations and preferences, ensuring we can align our services with what matters most to you.

Featured Portfolio


Block Management Services in Bury – Trusted by Northmode Properties

Bury

Greater Manchester

Professional Block Management Services in Stockport – Trusted by Northmode Properties

Stockport

Greater Manchester

Professional Block Management Services in Swinton – Trusted by Northmode Properties

Swinton

Greater Manchester

Let Agreed

Levenshulme

Wilmslow

Cheshire

Stockport

Greater Manchester

Let Agreed

Greater Manchester

Bury

Greater Manchester

Horwich

Bolton, Greater Manchester

Salford

Greater Manchester

Wigan

Greater Manchester

Worsley

Great Manchester

Bury

Greater Manchester

Stockport

Greater Manchester

Testimonials

Don’t take our word for it, let our lovely Clients do the talking.

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I have been very impressed with Northmode since I transferred the management of my property from Purplebricks. After years of poor service and no inspections of completed contractor works I have finally found a professional management company that looks after landlords...

Chris Emmerson

Landlord. Stockport UK

Northmode properties are brilliant, helpful and very supportive, they are willing to help and advise you in any situation , I would recommend them always , very professional, trust worthy and reliable.

Denis Politt

Landlord. Bolton UK

Best service I’ve had

Roy Rachier

Leaseholder. Didsbury UK

Start your Property Journey with us today.

Building a successful partnership with the right agent is essential for maximising your investment. At Northmode, we’re dedicated to helping you achieve this. 


Get in touch with us today.

Latest News


All the latest news, views and industry insight from Northmode Properties…

Residential investment properties in Manchester, ideal for portfolio landlords.
24 March 2025
Managing a property portfolio comes with great potential for high returns, but it also brings challenges such as maintenance coordination, tenant management, and financial planning. Portfolio landlords must adopt a strategic approach to ensure their investments are profitable, compliant, and stress-free. This guide explores the key principles of property portfolio management, offering insights on how to maximise rental income, streamline operations, and minimise risks. What is Property Portfolio Management? Property portfolio management refers to the strategic oversight of multiple investment properties. Unlike single-property landlords, portfolio landlords must balance different financial, operational, and regulatory considerations across multiple assets. A well-managed portfolio leads to: Consistent rental income and occupancy rates. Reduced maintenance costs through proactive planning. Legal compliance across all properties. Efficient handling of tenant relations. Key Strategies for Successful Property Portfolio Management 1. Establish a Clear Investment Strategy Before expanding a portfolio, landlords should define their investment goals: Buy-to-let income vs. capital growth – Do you prioritise monthly yield or long-term appreciation? Geographical focus – Concentrate on high-demand areas like Manchester and the Northwest. Property type – Focus on HMOs, single-lets, blocks, or a blend? Having a clear strategy helps landlords make informed purchasing and management decisions. 2. Professional Property Management: When to Delegate Self-managing a large portfolio can be overwhelming. Partnering with a property management company like Northmode Properties allows landlords to: Handle tenant communication, rent collection, and compliance. Reduce void periods with efficient tenant transitions. Access vetted contractors for cost-effective maintenance. A professional team can free up your time while ensuring high occupancy and compliance. 3. Financial Planning and Cash Flow Management Strong financial management is vital. Keep close watch on: Rental Yield & ROI – Make sure income exceeds expenses. Service Charges & Maintenance Budgets – Anticipate ongoing and long-term costs. Refinancing Options – Use equity to fund further growth. Tax Planning – Consider limited company structures to optimise tax. 4. Compliance and Risk Management Managing multiple properties means managing multiple legal obligations. Ensure: EPC and energy efficiency compliance Fire safety and gas certificates Deposit protection schemes HMO licensing (if applicable) Staying compliant protects against penalties, disputes, and reputational harm. 5. Scaling the Portfolio: Growth Strategies Looking to grow? Consider: Targeting high-yield areas and off-market opportunities Using remortgaging to release capital Forming joint ventures for larger deals Diversifying with HMOs, student lets, or mixed-use buildings Why Work with Northmode Properties At Northmode Properties, we specialise in helping portfolio landlords manage, grow, and protect their investments. We offer: Block and property management under one roof Lettings and tenant support tailored for portfolio landlords Maintenance coordination across multiple units Transparent financial reporting and strategic insights Ready to Take Your Portfolio to the Next Level? If you’re a portfolio landlord in Manchester or the Northwest, Northmode Properties is here to help you scale efficiently and sustainably. Contact us today to learn how we can support your growth and streamline your operations.
Key differences between block management and property management.
16 March 2025
Understanding the Key Differences and Choosing the Right Solution
Property law and leasehold reform in the UK – new rights for leaseholders in 2025.
16 March 2025
As of January 31, 2025, major changes have come into effect under the Leasehold and Freehold Reform Act 2024 (LAFRA), significantly improving the rights of leaseholders. One of the most impactful amendments is the abolition of the two-year qualifying rule, which previously required leaseholders to own their property for at least two years before they could apply to extend their lease or purchase the freehold. What Has Changed? Under the previous system, leaseholders had to wait for two years before they could take action on securing their long-term property interests. This often led to complications, especially for those looking to extend a lease or buy their freehold shortly after purchasing a property. The removal of this restriction provides immediate eligibility for leaseholders to: - Extend their lease without waiting two years. - Purchase the freehold of their property as soon as they take ownership. This reform provides greater flexibility and control over property ownership, enabling leaseholders to make timely decisions that align with their financial and personal circumstances. Why Is This Change Important? The abolition of the two-year rule is a crucial step in modernizing leasehold law and improving homeowners’ rights. Key benefits include: Increased property value – Leaseholders can extend their lease sooner, preventing property depreciation due to a shorter lease term. More certainty for homeowners – Immediate action can be taken to secure long-term ownership. Better financial planning – Leaseholders can manage costs more effectively without delaying essential leasehold improvements. Simplified transactions – Those purchasing leasehold properties can now address lease terms right away, avoiding the risk of additional costs and legal restrictions later on. What Does This Mean for Leaseholders? Although the two-year rule has been removed, the process of extending a lease or purchasing the freehold remains complex. Leaseholders must still follow the legal procedures, negotiate with the freeholder, and meet financial obligations. Key considerations include: Valuation Costs – Determining the premium to be paid for a lease extension or freehold purchase. Legal and Professional Fees – Engaging solicitors and surveyors to manage the process. Leasehold Reform Timelines – Understanding the statutory process for lease extensions and enfranchisement. Given the complexities involved, leaseholders are strongly advised to seek expert legal guidance to navigate the process efficiently and ensure they fully understand the implications. Further Leasehold Reforms to Watch The abolition of the two-year qualifying rule is part of a broader government effort to enhance leaseholder rights and simplify property ownership. Additional reforms under the Leasehold and Freehold Reform Act 2024 include: Potential caps on ground rent charges. Changes to service charge transparency. Improved rights for leaseholders to challenge unfair management fees. Enhancements in collective enfranchisement rights for leaseholders who want to buy their freehold together. Leaseholders are encouraged to stay informed about upcoming changes that may impact their rights and responsibilities in the coming months. How Northmode Properties Can Help At Northmode Properties, we specialise in providing expert guidance on lease extensions, freehold acquisitions, and property management. Our team understands the complexities introduced by these reforms and can offer tailored advice on navigating the new legal landscape. Whether you are looking to extend your lease, purchase your freehold, or understand how these changes affect your property, we are here to help. Get in touch with Northmode Properties today to ensure you are making informed decisions about your leasehold property.
Common Signs of Poor Block Management
14 March 2025
Identifying Mismanagement and Taking Action for a Better Living Environment When you invest in a leasehold property, you expect your building to be well-maintained, safe, and efficiently managed. However, not all block management companies uphold their responsibilities effectively. If you’re experiencing frequent issues with maintenance, poor communication, or rising service charges without improvements, it may be time to assess whether your block is being mismanaged. A well-managed block should provide a clean, secure, and well-maintained environment for its residents. If your property is suffering from ongoing neglect, financial mismanagement, or unresponsive management, these could be warning signs that your block is not being run efficiently. Common Signs of Poor Block Management 1. Service Charges Keep Increasing Without Improvements Service charges are a necessary part of maintaining shared spaces and services within a residential block. However, if your charges are continually rising without any noticeable improvements to the building, this could indicate financial mismanagement. Residents should expect transparency in how their fees are allocated, including: Clear breakdowns of maintenance costs. Justifications for any increases. Evidence of value for money in service contracts. If you’re paying more but seeing little return, it could be a sign of inefficient spending or poor financial oversight. 2. Delayed or Ignored Repairs A well-managed block ensures that maintenance issues are resolved promptly. If you find yourself reporting the same issue multiple times without resolution, this points to a lack of proactive management. Common signs include: Leaks or damp issues left unresolved. Persistent electrical faults in communal areas. Unrepaired security features, such as broken gates or intercom systems. Delays in essential maintenance can lead to larger, costlier repairs over time and significantly impact residents’ quality of life. 3. Poor Communication and Lack of Transparency One of the biggest frustrations for residents in a poorly managed block is the lack of communication from the management company. If you experience: Long response times to emails or calls. Unclear information about scheduled maintenance or upcoming costs. A lack of engagement with residents regarding key decisions. ...then your management company may not be fulfilling its duty to keep leaseholders informed and involved. 4. Persistent Issues with Shared Facilities A well-maintained block should ensure that shared facilities remain in working order. If you consistently experience issues such as: Non-functioning lifts. Faulty or broken door entry systems. Poorly maintained communal areas. ...it suggests that the management team is either neglecting maintenance or failing to allocate resources effectively. This can pose safety risks to residents and reduce the overall value of the property. 5. Unclear or Unjustified Service Charge Spending Do you know where your service charge money is going? If financial reports are vague, or you’re being charged for services that don’t seem to be provided, this could be a red flag. Transparent financial reporting should include: An annual breakdown of service charge spending. Competitive quotes for maintenance and repairs. Justification for any unexpected costs. If your management company is unwilling to provide this information, it may indicate inefficiency or poor financial planning. 6. Poorly Maintained Communal Spaces The condition of communal areas is often a clear indicator of how well a building is managed. Warning signs include: Dirty or uncleaned hallways and stairwells. Overgrown gardens and unmaintained landscaping. Overflowing bin stores and poor waste management. Neglected communal spaces not only reduce the appeal of the building but can also lead to health and safety hazards. 7. Security Concerns and Safety Issues Your property management company has a duty to ensure the safety of residents. If you notice: Faulty security doors or broken entry systems. Poor lighting in corridors, stairwells, or car parks. A lack of fire safety measures, such as outdated extinguishers or missing fire risk assessments. ...it could mean that your building is not being properly managed in accordance with safety regulations. The Impact of Poor Block Management Neglecting property management responsibilities affects everyone in the building. When management companies fail to uphold their obligations, it can lead to: Increased costs due to long-term neglect and major repairs. Declining property values due to poor upkeep and dissatisfaction among residents. Unnecessary stress for leaseholders dealing with unresolved issues. What Can You Do If Your Block is Poorly Managed? If you recognise these issues in your building, it’s important to take action. Here’s how you can address mismanagement: Raise Concerns with the Management Company Communicate issues formally and request a timeline for resolution. Ask for financial transparency and justification for service charges. Check Your Lease Agreement Understand the terms relating to management responsibilities. Verify whether leaseholders have any rights to challenge poor management. Engage with Other Leaseholders Gather support from fellow residents to collectively raise concerns. Consider forming a Residents’ Management Company (RMC) if applicable. Consider a Right to Manage (RTM) Application- Leaseholders may have the legal right to take over management duties from the existing agent. This can be an effective way to regain control over service charge spending and building maintenance. Switch to a More Reliable Block Management Company - If the current management company is failing in its responsibilities, leaseholders can seek alternative professional management. A reputable company will prioritise maintenance, financial transparency, and resident communication. How Northmode Properties Can Help? At Northmode Properties, we specialise in professional block management across Manchester and the Northwest, providing expert maintenance, financial transparency, and proactive property care. We have successfully taken over mismanaged buildings and transformed them into well-maintained, efficiently run properties. Our services include: Clear and transparent financial reporting so leaseholders know where their money is going. Regular maintenance and inspections to ensure high standards are maintained. Responsive communication with leaseholders, addressing concerns promptly. Strategic cost management to keep service charges fair and justified. If you believe your block is being neglected, it doesn’t have to stay that way. Get in touch with us today to discuss how we can help improve your building’s management and ensure it runs smoothly and efficiently. T: 0161 676 0084
Key Responsibilities of a Residential Property Manager - What to Expect
12 March 2025
Managing a residential property requires expertise, organization, and a keen eye for detail. Property owners often find that maintaining and managing their buildings can be time-consuming and complex. This is where a residential property manager becomes invaluable. A skilled property manager ensures that a building is well-maintained, financially sound, and legally compliant. This article explores the key responsibilities of a residential property manager and how working with a professional property management company like Northmode Properties can benefit landlords and residents alike. Core Responsibilities of a Residential Property Manager A residential property manager is responsible for overseeing the daily operations of a property on behalf of the owner or the Residents’ Management Company (RMC). Their duties include financial oversight, property maintenance, tenant relations, and legal compliance. These key responsibilities fall under four main categories: 1. Property Management & Operations Effective property management requires strong administrative and operational skills to ensure the smooth running of a residential block. A property manager's tasks may include: Handling tenant and leaseholder queries. Advising on lease terms, covenant issues, and breaches. Coordinating with contractors for necessary works and services. Managing service contracts and scheduling regular site inspections. Acting as the point of contact between property owners, leaseholders, and service providers. By ensuring efficient day-to-day operations, a property manager plays a critical role in maintaining high living standards for residents. 2. Maintenance & Repairs Keeping a property in top condition is essential for long-term value and tenant satisfaction. A residential property manager oversees: Routine property inspections to identify maintenance needs. Coordination of emergency repairs, such as plumbing and electrical issues. Management of external and internal property upkeep, including landscaping and window cleaning. Arranging quotations and appointing contractors for maintenance and refurbishments. With regular property assessments and proactive maintenance, potential issues are addressed before they escalate into costly repairs. 3. Financial Management One of the key responsibilities of a residential property manager is ensuring financial stability. This includes: Collecting service charges and ground rents in a timely manner. Preparing and managing maintenance budgets. Providing transparent financial reporting to property owners and RMCs. Handling arrears and taking necessary action to recover unpaid charges. Coordinating with accountants and auditors for financial reviews. Accurate financial management ensures that funds are available for necessary repairs and improvements, maintaining the long-term viability of the property. 4. Legal & Compliance Oversight Navigating property laws and regulations is a crucial part of property management. A property manager ensures that a building adheres to all legal requirements, including: Health & safety compliance, including fire risk assessments. Understanding and implementing leaseholder rights under the Commonhold and Leasehold Reform Act 2002. Issuing legally required notices for service charge and ground rent payments. Overseeing licenses, consents, and regulatory obligations related to property modifications and access rights. By keeping up with legal changes and ensuring compliance, property managers help landlords avoid potential legal risks and penalties. What Does a Residential Property Manager Do? A property manager takes on the daily management of a residential property, relieving landlords of operational burdens. Their role includes: Maintaining the property to high standards. Managing financial responsibilities efficiently. Handling leaseholder and tenant concerns professionally. Ensuring legal and regulatory compliance. Overseeing insurance policies, including buildings and public liability insurance. With their expertise, property managers provide property owners with peace of mind, knowing their investments are in safe hands. Why Choose a Professional Property Management Company? A professional property management company removes the hassle of day-to-day management while ensuring that the property remains in optimal condition. The benefits of hiring a reputable management firm like Northmode Properties include: Access to experienced professionals who understand the local market. Efficient maintenance and repairs, reducing long-term costs. Reliable financial management and transparent reporting. Expert legal knowledge to keep properties fully compliant. For landlords, leaseholders, and RMCs in Manchester and the Northwest, Northmode Properties offers comprehensive property management services tailored to your needs. Get in touch today to learn more about how we can help you manage your residential property effectively.
Manchester block management services - Northmode Properties
12 March 2025
Block property management involves overseeing and maintaining residential buildings, primarily apartment complexes and flats, to ensure they are well-maintained, legally compliant, and efficiently run. In England and Wales, the responsibility for block management typically falls to one of four parties: Landlord or Freeholder – The owner of the building retains responsibility. Residents’ Management Company (RMC) – A company formed by leaseholders to manage the property. Right to Manage (RTM) Company – Leaseholders take over management responsibilities through a legal process. Named Manager in the Lease – A designated individual or company named within the lease agreement to handle management duties. What Does Block Property Management Include? The scope of block management can vary depending on the specific property, but typically covers: Cleaning and maintenance of communal areas External cleaning and upkeep Gardening, landscaping, and tree care Emergency repairs (plumbing, electrical, etc.) Facilities management (fire alarms, door entry systems, vehicle gates, lifts, etc.) Roof repairs and maintenance Internal and external painting and decorating As part of our service, we coordinate with independent contractors, securing competitive quotes for cleaning, landscaping, and other maintenance services. Regular site inspections are conducted to ensure the property remains in good condition and that completed works meet the required standards. Legal Aspects of Block Property Management Managing a residential block requires strict adherence to leasehold legislation, ensuring compliance with multiple legal requirements. Failure to meet these obligations can result in serious consequences, including legal action or penalties. Some key legal responsibilities include: Health & Safety Compliance A block manager must ensure the safety of leaseholders and visitors, meeting all health and safety regulations. Fire safety, risk assessments, and remedial actions must be taken to mitigate potential hazards. Leaseholder Rights Under the Commonhold and Leasehold Reform Act 2002 This law grants leaseholders specific rights, including: The Right to Manage (RTM) – Leaseholders can take over the management of a block. Transparency in Service Charges – Landlords and managers must provide a clear breakdown of service charge payments. Ground Rent Notices – Tenants must receive notice before being asked to pay ground rent, and failure to provide proper notification means the charge may not be legally enforceable. Additional Legal Considerations Beyond leasehold legislation, property managers should also be knowledgeable about rental agreements, lease structures, and general residential property law. While not legally required, adhering to industry best practices and codes of conduct can help protect both landlords and leaseholders. The Leasehold Advisory Service provides impartial guidance on block property management for landlords and tenants alike. Why Use a Professional Block Management Company? Hiring a specialist block management company removes the burden of day-to-day property oversight from landlords, ensuring efficient operations and legal compliance. A professional management company also acts as a neutral third party, helping to facilitate clear communication between landlords, leaseholders, and tenants. At Northmode Properties, we offer a comprehensive block management service across Manchester and the Northwest, handling property maintenance, service charge and ground rent collection, and ensuring legal compliance for your development. If you’re looking for a reliable and professional approach to managing your block, get in touch with us today to see how we can assist you.
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