pbm Property Management is a premier property management company based in London, specializing in block management services. The company focuses on managing residential properties, ensuring that buildings are well-maintained and that residents enjoy a high quality of life. pbm Property Management emphasizes creating positive living environments by prioritizing customer satisfaction and effective communication. The company leverages technology to enhance its operational processes, aiming to deliver efficient and reliable property management solutions. With a commitment to excellence, pbm Property Management caters to property owners and residents, providing them with professional support and expertise in managing their residential spaces.
pbm Property Management receives mixed reviews from its customers, reflecting both positive and negative experiences. Many reviewers express gratitude for the helpfulness and prompt communication of specific staff members, particularly praising individuals like Olivia and Sabrina for their efficient service.
However, a significant number of complaints highlight serious issues with management, particularly regarding ongoing water supply failures and poor communication during emergencies. Residents at Centrillion Point report prolonged disruptions without updates, leading to frustration and dissatisfaction. Additionally, concerns about the overall management quality and responsiveness are prevalent, with some customers describing their experiences as neglectful.
Summary generated with AI from recent reviews
Each source counts by its number of reviews. Only reviews written by people are scored.
| Source | Rating | Reviews | Weight | 6-mo | Fake risk |
|---|---|---|---|---|---|
Trustpilot Imported Trustpilot reviews | 3.3 | 302 | 100% | -0.5 | ● Low |
Monthly average rating from reviews written by people · latest review Jul 2025.
| Month | Average | Reviews |
|---|---|---|
| Aug 24 | 1.1 | 8 |
| Sep 24 | 1.0 | 12 |
| Oct 24 | 2.7 | 7 |
| Nov 24 | 4.2 | 6 |
| Dec 24 | 3.8 | 4 |
| Jan 25 | 2.4 | 14 |
| Feb 25 | 3.5 | 12 |
| Mar 25 | 3.8 | 20 |
| Apr 25 | 3.7 | 22 |
| May 25 | 4.2 | 11 |
| Jun 25 | 3.9 | 24 |
| Jul 25 | 1.0 | 13 |
Share of positive (4–5★) and negative (1–2★) reviews mentioning each topic · based on the 302 most recent reviews.
“A very quick and efficient service by the team”
“Terry Peters, is one of the many reasons why pbm has got such a bad name for them selves”
Same method for every company: overall rating, legitimacy checks, the average rating of reviews mentioning each area and the 6-month trend · Home Services.
| Company | Overall | Legit | Service | Value | Website & app | Trend | Reviews |
|---|---|---|---|---|---|---|---|
 | 3.3 out of 5 (fair) | 100 out of 100 | 3.3 out of 5 (fair) | 1.7 out of 5 (poor) | 2.2 out of 5 (poor) | +55% | 302 |
| 2.6 out of 5 (poor) | 100 out of 100 | 1.7 out of 5 (poor) | 2.3 out of 5 (poor) | 1.3 out of 5 (poor) | — | 1,129 | |
| 4.8 out of 5 (good) | 100 out of 100 | 4.8 out of 5 (good) | 4.1 out of 5 (good) | 4.1 out of 5 (good) | +1% | 1,000 | |
| 3.6 out of 5 (good) | 100 out of 100 | 3.8 out of 5 (good) | 1.9 out of 5 (poor) | 1.0 out of 5 (poor) | −71% | 618 | |
| 3.1 out of 5 (fair) | 100 out of 100 | 2.9 out of 5 (fair) | 1.2 out of 5 (poor) | 1.8 out of 5 (poor) | — | 596 |
Bottom line: pbm Property Management is #3 of 5 on overall rating in this group. On value, Prime Property Management scores higher (4.1 vs 1.7).
302 reviews of pbm Property Management. Filter by what matters to you.
Extremely helpful staff at this company particularly in the accounts section. Tia is particularly helpful and responsive. I also believe they manage the development well. Certainly a lot better than some agents around.
PBM have been managing my building for approximately 2-3 years, so far I cannot think of a single thing they do well. I first logged a maintenance issue on their portal over a year now, I have emailed and left messages, yet the large hole remains outside my front door. I pay over £3600 a year in maintenance fees, which has doubled since I first moved in, yet they do not supply any accounts of where this is being spent. I have started a complaint with them regarding this matter and will be contacting citizens advice if they do not respond. I would avoid this company if you can... Something is not right!
Awful company to deal with. PBM have left my building in a terrible state and all but ignore important issues such as cleanliness, vital repairs, fire safety and general upkeep. No contact from staff and poor response time to emails and calls. If you are looking for a building management company for your property, avoid at all costs.
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Polarized pattern: few middle ratings. 58% of recent reviews are 4–5★ and 41% are 1–2★.
Extremely poor management. Can’t think of one thing they do well.
I have just read the PBM statement about their services, it says in part “ Residents should be able to enjoy their home and flat ownership should be a pleasure, not a chore.” My apartment has had a leaking roof for 15 months and corroded unusable window frames for the same length of time. December 2023 to now. My tenant is having to live elsewhere part of the time because he can no longer stand the smell of damp plaster an mould. They really do not care at all, they have linked our roof repair to a much bigger job and now say until they have all the money in from 90 or more leaseholders, my tenant will just have to continue living in these third world conditions. They don’t even have that excuse for the windows, 15 months and counting and still no repair. “Residents should be able to enjoy their home and flat ownership should be a pleasure, not a chore.” Judge it for yourselves. My apartment is deteriorating, dropping in value and heading into slum status! PBM are singularly the worst company you could ever have to deal with.
One star is generous. They left the common areas of my building filthy for months. The floors were literally caked in disgusting grime. The intercoms were broken for months and they repeated failed to fix our front door promptly so things were stolen. This is among many many other terrible things. A joke company.
I would give less than 1 star if I could. No consistency in terms of the contact information you are given, forever chasing a contact to find out they’ve left with no notice of handover of who to contact in their absence. Since they have taken over the management of my building costs have sky rocketed and service has plummeted. The building is never cleaned, reports of leaks are ignored. I’m at a loss as to what to do.
Charly Bates-Greaves in customer services is a great asset to team. We had challenges setting up system & address & invoicing which she went out of way to resolve. The PBM accounts team definitely needs a reset putting their front end team in unwarranted difficulty.
Tía Gammanpila responded very promptly and efficiently to my question re accounts
Olivia dealt with my request promptly and first time. Thank you
Tia was the best professional adviser from the PBM. Always when I had a query the advisers from PBM wasn't helpful for me. Now I called for the Service Charge and Ground Rent and she offered me all the information requested. I hope I will speak to her again when I have a query. She is very professional and quicker. I hope her boss will apreciate the people like her in the business. Thank you Tia.
The worst management company you could ever contract to manage your building. I am an owner of a flat which is ‘managed’ by PBM, I use the term managed very loosely. In the last 6 months we have been palmed off by our previous building manager Theda (last spoke to her in December and was not informed that she had left until we contacted PBM) and more recently Sam Cole. Numerous times we have tried to get into contact with Sam regarding some serious problems within the building (sky light leaking, plaster falling from ceilings, plaster falling off of stair wells, guttering leaking over lights outside) and nothing has been done. I called recently to be told by the receptionist that he would call me back after Lunch or email and I received nothing this was over a month ago. Per flat we pay £1800 a year in service charge alone, currently all I see that going towards is the lousy cleaner once a fortnight. Extremely disappointed in PBM and our Building Management. Avoid at all costs.
Due to my oversight, I have forgotten to paid my Service charge on time. Was sent a reminder which I dealt with immediately. Within 30 minutes of paying, I had a confirmation from Olivia Butler to inform me that the payment will take a few days but she has notified the accounts team, so I will not be charged extra. Great service, thank you Olivia for putting my mind at rest. Well done. x
Thanks Charly and Carlee for being so friendly.
Sent an enquiry late Sunday afternoon and it was dealt with swiftly and personably by Charley Bates-Greaves. It’s the first time I have had a reason to contact and wasn’t expecting such a quick response. Thank you
I just want to thank Shushanik Sargsyan for the fantastic support provided over a number of recent enquiries. Kim Kimani has also been a great help. Thanks to both - City View.
Tia from PBM is a star employee. She has gone above and beyond to help me with my queries for selling my property. I cannot thank her enough, the company is incredibly lucky to have her as a part of her team.
What a huge relief it is to have a new team at PBM managing the flats. My experience up until the new team came it definitely was not good. However since Vikesh has joined PBM it has been a real game changer! He is friendly, polite and really responsive to queries, getting them resolved quickly. He has a good sense of humour and it feels at last like I am speaking to a human being who listens, rather than a robot with zero empathy as per the previous manager. Thank you Vikesh for the work which you do and for making life so much more pleasant whenever I need to contact PBM. You are an asset to the team.
Appalling service. Avoid at all costs! Zero empathy and zero duty of care. I wish Truspilot could keep this review at the top of the list to keep people away from this horrific company for their own sake. There are so many things going wrong with PBM that I just cannot list them all here. Just to mention a very few of them: - The obscurity of their figures and the unwillingness to report to the residents on the huge amounts spent made us withhold our service charge payments for more than a year. There are still many residents unwilling to pay them a penny. - Their lack of concern on vital security issues (main entrance door of the building broken for more than a month despite constant reporting) led to homeless people accessing the building to sleep on the stairway. This is still happening and they just don't care. - Ignore extremely important health and safety problems despite multiple reporting via phone and PBM portal. Our refuse store got completely out of hand twice, to the point that the building was really close to have cockroaches due to PBM unwillingness to arrange for a private rubbish collection (despite me begging for it and screaming on the phone) - Deficient cleaning service to reduce costs but charging sky-high cleaning prices without supporting invoices - .. and the list keeps going and going I would give them negative stars if I could. This company is well beyond horrific so stay away from it. PBM is without a shred of doubt the worst property management firm I ever came across. I am praying to have them removed from the development soon as 80% of the residents are disgusted by their atrocious incompetence. And I can testify there are hundreds of residents in my building so this is not an isolated case.
pbm Property Management is a premier property management company based in London, specializing in block management services. The company focuses on managing residential properties, ensuring that buildings are well-maintained and that residents enjoy a high quality of life. pbm Property Management emphasizes creating positive living environments by prioritizing customer satisfaction and effective communication. The company leverages technology to enhance its operational processes, aiming to deliver efficient and reliable property management solutions. With a commitment to excellence, pbm Property Management caters to property owners and residents, providing them with professional support and expertise in managing their residential spaces.
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