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.
I currently reside in one of the properties managed by PBM property management, and my interaction with them has left a lot to be desired. I made several complaints regarding the tenants living above my apartment for months and got no response or solution. Furthermore, their nonchalant attitude towards me when during our conversation left a very sour taste in my mouth.
I have been very pleased with the quality of service offered by this company over the last 10 years. Now it is time to sell, I sincerely hope that the next ‘property managers’ will be as prompt and professional. Well done and thank you.
Having had my fair share of issues with PBM during my ownership of my property in a block that they manage, I must give credit to Jolie Slater of PBM. She has consistently gone above and beyond during the sale of my property to find the answers that my buyers have requested and helped alleviate the stress I have had on the matter. Thank you, Jolie. I am truly grateful for your help.
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Polarized pattern: few middle ratings. 58% of recent reviews are 4–5★ and 41% are 1–2★.
I have been a resident at Orchid Court for approximately 6 months. On several occasions I’ve had to contact PBM to resolve issues concerning either my apartment or the building. I have liaised with Mihir Shah and I can only say he has been phenomenal in keeping me updated on progress. He is an absolute asset to your company. Friendly, helpful and very efficient. Kind regards, Suzana Islam.
Due to a miscommunication my Service charge was paid twice, when I called and spoke to Jolie, the supervisor she was quick to reassure me that once both payments had been received, PBM would refund 1 lot back to me asap. Thank you for your help, kindness and understanding, that is quite rare in client service these days!
Our experience has been far from the excellence promised by the company. PBM was assigned by Bellway as the building management company for our building 3 years ago. If I say we managed to have a couple of clear and transparent answers from the company in regards to issues raised it would be very generous. Since the building work was finished that several issues have been raised to the company and nothing has been made so far, only promises that the team was looking into those for us. We have issues with allocation of electrical car point charges, electricity provider changes and late fee payments of invoices that have been dragging our communal fees up. No transparency on what exactly we are paying for in the service charges, besides the fact that every year they award themselves a 10% increase of fees, which goes against the service they have been providing for years, when we think they can’t get worse they always manage to make it happen. We are now stuck in a limbo between them and Bellway in order to get directorship of the building as to many issues are still open and no one takes responsibility over it. It doesn’t help that we seem to have a different building manager every couple of months to which we have to keep explaining over and over again the same issues.
"Redifining customer experience in block sector" ... This bold, but unfortunately false statement from the managing director of PBM is a perfect example, how far managing agents are from reality at people's homes and instead the picture is completely opposite. When you take over a new build development and in just over 2 years of management, you succeed to downgrade your reputation, puts the question, why are you doing it at all. Communication which is the most crucial element is completely missing in all levels - from the property manager to the managing director as well. After I had to submit a formal complaint, it didn't get responded as per PBM own internal timeframe. Despite follow up ups sent to various people includung the managing director Gary Cane, no one has ever bothered to respond. When you call, you are told by the customer service team that your message will be passed on, but you don't actually get a call back at all. So this eventually turns into a 1 way communication. Luckily I work in this field, as an accountant, so conducting review of costs myself, there have been many outstanding issues which nobody at PBM can actually properly back their decisions and some generic answers are provided... if they work.... I would not recommend them as an agent and a free advise for leaseholders: closely monitor how your monies are spent. You will otherwise be really shocked....
Worst property management we ever handled. They do not handle processing our service charges on time, so they give us the late fees to pay there errors. Sending unreasonable fee increases with out explaining why. Terrible customer service and unprofessional.
PBM have been the managing agents of our development for the 6 months. They have been much better than the previous management agency who were utterly incompetent. Abdul Aziz, who's our estate manager, so far has been very proactive in addressing the issues and maintains a great line of communication with the residents.
Took months to answer solicitors questions and charged £540 administration fee, could have paid extra for it to be fast tracked but felt that this was just another way of capitalising on the situation
Disappointing Experience with PBM: All Talk and Charges, No KPI, SLA & Action I’ve been dealing with PBM since April, raising serious concerns about issues within my estate. Initially, I reached out to the estate manager, hoping for some resolution. Despite their polished responses, absolutely nothing has been done to address my concerns. They even went as far as erasing my query from their Fixflo system. Over the months, I escalated the matter—first to middle management in July, then to the director and CEO, following PBM’s own complaints handling procedure (CHP) in August. Despite including the developer in my communications, I am still being ignored. It’s incredibly frustrating that while my emails and complaints, along with those of many other residents, continue to be disregarded, we are still charged service fees with no transparency regarding KPI (Key Performance Indicators) or SLA (Service Level Agreements). Despite my best efforts to follow their CHP and reach out to higher management, there has been no resolution. I expect better from an estate management company, especially one that claims to value its residents. PBM’s handling of the estate, along with their response to my concerns and complaints, has been extremely poor and unprofessional. It seems that this may be reflective of their true standard operating procedure and company culture.
PBM has mastered their skill of not keeping any transparency with the residents regarding the invoice and expenses. Their response time to any issues raised, is extremely poor, even after multiple follow-ups we barely get any response. When asked for have frequent meetings with residents over open issues and regular expenses, they simply refused. And finally the yearly service charge invoice is requested without any proper invoice or breakdown, very shady.
This company has a serious problem with communication. Their website suggests that they are passionate about their residents and the places they live. This is not true. They just refuse to acknowledge or answer emails, preferring to just ignore them They make promises and assurances of things to be done and then just forget them. Don't believe what their website says about them, it is not true. The opposite would be closer to the truth. The CEO obviously has no pride in his company, or in his position within the company as this policy of ignoring people comes from the top.
This so-called property management company shows a complete lack of respect for leaseholders. They consistently ignore emails and fail to carry out their responsibilities, yet they demand payment for work that has not started and want all money upfront, even when they get the wrong flat number on documentation for work to be done. Promised repairs have been pending for five years with no sign of completion. They neglect property maintenance and falsely advertise the experience of a 'happy home.' There's a high turnover of staff. The Managing Director disregards complaints, and they threaten legal action for non-payment, despite breaching the lease by not fulfilling their obligations.
it is a constant problem every year about lack of gardening on our estate MONARCH GATE I have sent complaints letters and photos to Gary Cane and the complaints dept and never even got an answer from them the place looks contantly scruffy I live on the ground floor with bushes outside of my windows and they block the light when they grow I am paying a high maintenance bill for this work and it is not carried out. Now we have new property management people I cannot even get in touch with them by email as I do not have their correct e-mail address I wonder if anyone is working at all at PBM or just collecting the maintenance money.
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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