Handling your investment with commitment and care
Our Full Management Service gives you complete transparency without constant involvement.
A TAILORED SERVICE
Our service is designed to be flexible and shaped around how you like to manage your property. Some landlords enjoy being involved in the finer details, others prefer a more hands-off approach, and many simply want the reassurance that everything is being taken care of while they focus elsewhere.
As a family-run firm, we’re able to adapt to your preferences — whether that means managing everything on your behalf or working alongside you in the areas you enjoy. Whatever your approach, we’ll make sure it’s handled smoothly and with care.
100%
Landlord retention rate
4.6
Google rating
60
HMOs under management
What You Get
Our full management service
Everything included — no hidden extras
No initial onboarding or set-up costs
Complimentary professional photography and marketing across all major online channels
All property viewings conducted with prospective tenants on your behalf
Full drafting of all tenancy documents including check-in and check-out processes
Collection of all deposits (protected by DPS) and ensuring all tenants have the necessary documentation and guarantors to cover non-payment of rent
Complimentary initial maintenance checks carried out by a member of our in-house team
Tenant check-in and comprehensive inventory reports on the condition of the property and its contents
Full organisation and execution of all maintenance — we always obtain 3 quotes for larger jobs
Optional management of bills and utilities on your behalf
Routine inspections every 3–6 months with a full written condition report
Inspections include a thorough assessment of non-urgent repairs, communal area hazard checks, and ensuring all appliances are being used correctly
Full management of compliance certification to keep your property legally up to date
Rent collection, chasing of any non-payment, and serving of Eviction Notices and all related paperwork
Tenant check-out and preparation of check-out inventories via electronic report with digital photographs
Full updates on the lettings market and how legislation may affect your local market and rental income
Our complete service, delivered by the experienced Kendall Bailey team
BECOMING A KENDALL BAILEY HOME
1. FULL PROPERTY MOT
Our HMO specialist team will visit your property and assess the following:
- Space utilisation to optimise your income without compromising on Tenant comfort (sometimes we can even increase the number of bedrooms!)
- Compliance A-Z Check to eliminate risk of fines (of up to £40,000 in Yorkshire) and improve tenant safety
- Facilities assessment to reduce maintenance cost in the long run and improve tenant satisfaction
2. RENT REVIEW
On average, our new landlords see a rent increase of 8% in the first year of joining us. It all starts by assessing these key parameters:
- Full, accurate Rental Valuation Report, based on properties we manage on the same and neighbouring streets alongside our corporate relations/expert local knowledge
- Students or professionals? Determining this is key to maximising rents on your property and value when/if you come to sell
3. TRANSFORM INTO A KB PROPERTY
Once we have established a vision and target rent for the property, some or all of the below will be carried out by our in-house specialists:
- Light touch ups/internal decor
- Acting on all compliance work needed in Step 1 – all we need is a nod to go ahead and we’ll do the rest!
- Bespoke refurbishment if desired to attract a different calibre of tenant and rent
4. MARKETING – BECAUSE LOOKS MATTER
The photos of a property are the first thing tenants see of your property and can make a 3-6% difference in rents alone! That’s why we offer:
- Professionally staged photos with set-dressing provided
- Setting up all advertising channels
- Accessing our KB Tenant Gold waiting list and corporate relationships network (e.g. direct contacts to the universities, NHS workers, corporate clients etc.)
5. THE RIGHT TENANTS
Securing the right tenants is central to how we protect your investment and sits behind our consistently low arrears levels. A considered, thorough approach to tenant selection helps ensure smoother tenancies and long-term stability for landlords.
Where a property already has tenants in place, we carefully transition them onto Kendall Bailey contracts to ensure you’re properly protected and able to benefit from our experience, processes, and management standards.
All new tenants are fully vetted, with appropriate deposits and UK-based guarantors in place, providing reassurance and peace of mind. Our experienced team meet prospective tenants in person and take the time to select the most suitable individuals or groups, considering the property, the household dynamic, and long-term tenancy success.
6. KEEPING IT PRISTINE
This is where the hard work begins. To keep your costs down and protect your asset, we carry out the following for our landlords:
- Everyday maintenance, cleaning and gardening from our trusted team
- Biannual, deep-dive inspection (at a minimum) for every property
- For larger maintenance jobs we always get several quotes from vetted, reputable contractors to ensure the work is of high quality and a good price
- 24-hour tenant emergency line manned by our team, ensuring you don’t suffer additional costs/damage in an emergency and you can sleep peacefully!
7. COMMUNICATION IS KEY
Monthly reports, alongside our KB portal, means as a landlord you will receive:
- Full monthly report including updates on your property including any maintenance progress, occupancy report and behind-the-scenes Kendall Bailey work on the property
- Full notification before and after any maintenance is carried out (with quotes)
- Our 24-hour promise: we will always get back to you within 24 hours of any contact so you will never be left in the dark!
8. SIT BACK AND RELAX
Our end goal is to get you to a point where you are involved as little – or as much – as you want. Our service is so smooth, we have some landlords who forget they own a property (bar the monthly rent rolling in!)
Bigger returns, smaller involvement
When property management is handled properly, your investment can deliver reliable returns without demanding your time or attention. Our approach is designed to make ownership feel genuinely passive, with experienced support in place to manage the details on your behalf.
This includes a 24/7 point of contact for maintenance, professional marketing, rent collection, inventories and check-outs, and routine inspections. Throughout, we care for your property with the same attention and consideration we would give our own, ensuring it remains well managed, well presented, and performing as it should.
APPROACH
Bespoke service, standout experiences
Every landlord and investor has different priorities, and our service is designed to reflect that. Whether you’re looking for a completely hands-off arrangement or prefer to stay involved in certain aspects, we take the time to tailor our approach to suit you. As a family-run business, we’re flexible, approachable, and focused on making property ownership straightforward.
While we manage your property day to day, we continually look for ways to enhance returns, maintain high standards, and support positive tenant experiences — all backed by clear communication and a calm, considered approach. This long-term focus has helped us build strong, lasting relationships with the landlords and investors we work with.
SYSTEMS
Seamless processes for total peace of mind
We’ve refined the way we manage properties to make things clear, efficient, and reassuring for landlords and investors. From compliance and tenant relationships through to maintenance coordination and financial reporting, our transparent, technology-supported approach is designed to give you confidence and peace of mind.
COMMUNICATION
Open communication for confident results
Transparency sits at the centre of how we manage property. We’re open and straightforward in our communication — from fees and returns to challenges, decisions, and opportunities — so you always know where things stand. You’ll have direct access to your property manager, alongside the ability to review information whenever it suits you.
A FEW WORDS FROM OUR LANDLORDS
Kendall Bailey have been managing my properties for nearly a year now. Built on experience gained from managing their own portfolio, Kendall Bailey have built a very strong and attractive offering. They are incredibly proactive in terms of ensuring my properties are maintained to the highest standards, very reliable at paying the rent, and are very easy to talk to if ever I have a question. I have tried other agents before, but they do not even compare – Kendall Bailey make the process of renting so very simple, and I have been so impressed that I have given them all of my properties to manage. If you are thinking of working with Kendall Bailey, don’t even hesitate, say “Yes!”
As a landlord, I have worked with Kendall Bailey for several months and have been impressed by their attention to detail and standard of tenants. They seem to be particularly interested in getting things right.
OUR FEES
Management Fee
Applied to all rents received
Tenant Finding Fee
Equivalent to two weeks' rent