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 has a mixed customer experience.
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.
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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.
Each source counts by its number of reviews. Only reviews written by people are scored.
Rating, volume, share of the score, six-month trend and fake-review risk for each source
Source
Rating
Reviews
Weight
6-mo
Fake risk
★
Trustpilot
Imported Trustpilot reviews
3.3
302
100%
-0.5
● Low
3.3 / 5 overall
=
302 reviews across 1 scored source
How fake risk works ⓘ
Reputation trend
Monthly average rating from reviews written by people · latest review Jul 2025.
Last 3 months
3.2▼ 0.5
12-month avg
3.0
All-time
3.3
Category avg
4.1
Monthly averageCategory average
Monthly average rating and review count
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
What people praise & complain about
Share of positive (4–5★) and negative (1–2★) reviews mentioning each topic · based on the 302 most recent reviews.
Top praiseof 174 positive reviews
Fast & efficient44%
77 mentions
Customer service41%
71 mentions
Helpful support32%
55 mentions
Friendly staff21%
36 mentions
“A very quick and efficient service by the team”
On “Fast & efficient” · Jun 30, 2025
Top complaintsof 125 negative reviews
Customer service52%
65 mentions
Charges36%
45 mentions
Response time23%
29 mentions
Payment issues23%
29 mentions
“Terry Peters, is one of the many reasons why pbm has got such a bad name for them selves”
On “Customer service” · Jul 9, 2025
How it compares
Same method for every company: overall rating, legitimacy checks, the average rating of reviews mentioning each area and the 6-month trend · Home Services.
Overall rating and review count for this company and similar companies
The biggest regret is when we got PBM instead of Remus as our management company. All residents "crying" in chat group how PBM "robbing" us every single time. The worst management company.
PBM haven't done anything good to our development. They do not fulfil their duties - no proper cleaning, gardening, maintenance or help, but charge us double. ,The issue with our boilers failure probably a fault of PBM because of poor checks and maintenance. They refuse to provide report and just delay this everytime. They do not provide account reports either.
Just read how managing director responding in trustpilot to frustrated messages of residents and you will understand all. Shocking!
The sad thing that everyone is tired, disappointed and trying to run away from our amazing development, and mostly because of PBM.
And the worse thing about it is that it is us, residents, gave them a job and now it's hard to get rid of them.
An absolute joke of a management company. Today marks the THREE MONTHS anniversary since I first reached out to them about refurbishing my property. They still have not given me the all clear, even though it was months ago when the owner approved it in principal. I've been bounced around between 3-4 property manager, who have over and over promised me I will have a decision by the end of the week to never deliver. The current one does not even have a phone number you can reach him on. He's been assigned my project for a month and he still claims to be reviewing the lease. Each email he contradicts himself that I don't need a license to alter but that I probably need one and he needs to further review the lease. The latest one he needs to know how the flooring will be removed or they cannot further consider my matter. It's been three months of jumbled garbage from PBM. They dont know what they are doing. Their staff are not capable of doing their jobs. They should quit. Stay away from West3 in London.
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Experts in Revenue Generation, Masters of Monetisation and Champions of Charging, Novices in Service Delivery and Section 20 Compliance
If you're seeking a property management company that has elevated revenue generation to an art form while treating actual service delivery and legal compliance as optional extras, Premier Block Management Ltd (PBM) is the answer to your prayers. I'd give them a zero-star rating if I could due to their appalling service, poor communication, slow response times, incomplete work, and extortionate costs, but I must acknowledge their relentless dedication to invoicing and their keen eye for money-making opportunities.
Let's talk about PBM's failure to follow Section 20 protocols, a legal requirement designed to protect leaseholders from unnecessary costs and ensure transparency in major works. While they may not constantly disregard this obligation, even a single instance of non-compliance is a serious matter. It raises questions about their commitment to legal obligations and their respect for leaseholders' rights. If they can't be trusted to consistently follow such a crucial piece of legislation, how can we have faith in their ability to manage our properties effectively?
PBM's greatest strength lies in their MD's unwavering commitment to personally promptly responding to negative reviews on Trustpilot and Google.
PBM's mastery of health and safety legislation is truly remarkable, but only when it suits their agenda. They're always the first to jump on any new fire safety regulations, swiftly updating their newsletter and equipping their staff with the knowledge to check your fire doors. But don't expect the same level of zeal when it comes to addressing your concerns or completing repairs. That kind of efficiency is reserved for tasks that directly impact their bottom line.
However, PBM's knowledge seems to falter when it comes to the New Building Safety Act 2022. They appear oblivious to the fact that certain items should be billed to the freeholder under this legislation. It's almost as if their expertise in building safety regulations is limited to matters that can generate income for them.
Brace yourself for PBM's lightning-fast implementation of parking control services through Flashpark. They'll have those warning signs up and instructions on reporting parking violations circulated faster than you can say "revenue stream." It's almost impressive how quickly they can mobilise when there's money to be made.
Speaking of money, let's talk about the electricity wastage that PBM seems content to ignore. Despite the expensive PIR sensors installed to improve energy efficiency, lights remain on 24/7, driving up costs for leaseholders. But don't worry, when new legislation on energy waste comes into play, PBM will undoubtedly be the first to fill their newsletter with advice on PIR sensors and the importance of switching off lights. The irony is palpable.
Getting hold of PBM is like playing a game of cat and mouse. Their property managers are always "in meetings" or "unavailable," leaving you to chase them relentlessly for even the simplest of queries. And when you finally manage to get through, brace yourself for a marathon of excuses and deflections.
If you're lucky enough to have work done on your property, prepare to be underwhelmed. PBM's contractors seem to have a knack for faulty, shoddy, and unfinished workmanship. But don't expect a swift resolution - you'll be chasing PBM for months to get the job done properly, if at all.
Perhaps the high staff turnover at PBM should come as no surprise. One can only imagine the frustration of working for a company that prioritises revenue over service and legal compliance. Rumour has it that some of their employees are desperately seeking an exit, but with a three-month notice period, they're trapped in a purgatory of their own making.
If you value your time, money, and sanity, I strongly advise against entrusting your property to PBM. The leasehold system desperately needs reform to protect leaseholders from companies that prioritise profit over service and fail to consistently adhere to legal requirements like Section 20. In the meantime, consider yourself warned: PBM's true expertise lies in generating revenue, not providing the quality management or legal compliance that leaseholders deserve.
I'll be preparing a formal complaint with supporting information to be sent to the Coo some time in April, to see if there's any way to resolve the issues relating to pending items, unreasonable charges, un-justified charges, particularly their failure to follow Section 20 protocols. But I'm not holding my breath. Choose your property management wisely, fellow leaseholders - your wellbeing (and wallet) may depend on it.
One star is far too generous, the most useless, rude and expensive management company I've had the misfortune of enduring. High turnover of incompetent staff, property manager changes fortnightly and the founder, Gary Cane only seems to respond when there's a negative review written. Have contacted him and his useless team/company several times, and has failed to respond on each occasion. A true reflection how how the entire company operates. Avoid this management company at all costs.
Our garage door is broken almost 2 weeks and still counting , still waiting to be fixed. Despite of escalating to their senior management even their COO, No progress. They are saying motor is faulty and out of stock. Its very funny, Im sure there is possible to find a motor within the entire UK . Several items already stolen from garage due to open vehicle gate. Other issue is our courtyard lights are faulty and entire courtyard is went dark and still waiting contractor to fix. If you cant able to manage small development , not sure how you manage bigger developments. Very poor service. PBM pls dont reply to my review. Pls resolve the issues.
Terrible company to deal with, We have a different ‘account manager’ every 5 minutes, the latest, Igor, seems to be permanently away from his desk and doesn’t respond to emails. The people that do pick up the phone seem well meaning but not the most knowledgeable judging by the amount of times they have to put me on hold. A site visit is always promised but never happens.
Genuinely, one of the worst companies I’ve ever dealt with
Sadly, zero stars isn’t an option. The only word to describe my experience with PBM is that of relentless bullying and intimidation.
I have no intention of giving my real name, as these awful individuals still control our block. I don’t wish for them to make life any more difficult than they already have.
Save yourself, if you are able.
Issues range from appearing to withhold information over the amount they’re spending, imposing parking restrictions on our own parking spaces. Not to mention unfriendly, unhelpful and frankly rude attitudes when you deal with the staff.
They are beyond abysmal.
Their reply is total bunkum by the way! Oh, and to be clear, it is the right company. The email address on the reply proves it!
pbm are an extremely disappointing property management company. They have increased our service charge year on year, then have asked for additional payments. We are then having to constantly chase our Property Manager (Kieran) for any work to be done. We have then been given a Section 20 with 5 days to find a contractor if we would like to. Communication is poor and it's not entirely clear what we're actually paying for at this point, because no support is ever provided, just a constant ask for more of our money. There are other property management companies doing much more for a far lower price!
As such there is no option to give 0 star. Let me rationalise why 0.
First they know no management.
At Mosaic Apartments Slough, they are worse then any novice caretaker.
A few example of failures.
Unable to repair Lifts ( what should be an SLA for a property management company )
Stinking and mouldy stairways
Stinking Garbage area, garbage room doors never locks
Repeated failure to repair the door locks and blaming that kids are breaking the locks ( seriously !!! Atleast I expect an intelligent excuse from corporates )
A simple water tank cleaning is dragged for more then 2 days and residents are without water for 2 days
I am not sure how they have 3 stars + here, to me personally they are not worth more then 1. They deserve 1 for customer acquisition on false promises.
PBM continues to neglect our property with vital services missing despite charging extortionate management fees. The neglect of our boilers has now meant that they are likely going to need replacing despite the fact that they were only installed 5 years ago, at huge cost for the residents. This is on top of a lack of cleaning that has left the property looking increasingly shabbier, constantly breaking doors that impact security and non existent landscaping. Avoid this company like the plague.
I would give 0 stars if I could. After having heating issues few months ago that weee not resolved in a timely manner, it’s happened again. Gary Cane and Emily do nothing except sending bills. They promised to fix the heating issue and clearly it’s not happened. It’s the same situation with multiple other services that we pay exorbitant amounts for.
They took over two years ago from our previous property management, a change I wish had never happened. They’ve transformed our developments into garbage-looking, 100-year-old buildings due to their incompetence and inability to provide even basic standard services. I could write a book about how terrible they are and how poorly they’ve handled everything since taking over.
Rubbish collection stopped for over a month in the middle of August, resulting in a disgusting, fly-infested bin room that made it impossible to access the underground parking where the bins are located.
And just when you think things couldn’t get worse, cleaning was halted for two months. I can’t even find the words to describe the state of the building after not being cleaned for that long. Although cleaning eventually resumed, it’s still inadequate and irregular. The carpets haven’t been vacuumed or cleaned since September 2023, and it’s now February 2024. Residents pay them service charges for services we hardly receive.
The staff and management are completely useless and unprofessional. Their managing director, Gary Cane, has never attended any meetings or taken responsibility for the mess they’ve created. Instead, he only cares to protect their image on Trustpilot and label genuine resident concerns as spam. This reflects a toxic and negligent culture within the company.
For the sake of your building and your well-being, stay away from PBM at all costs!
I give 1 star because I am paying for a service that is not provided to me.
Gary Cane, Emily Williams
Questions for you:
1. WHY have the upper floors of LION COURT AND SWAN COURT NOT BEEN CLEANED (VACUUMED) SINCE SEPTEMBER 2023?
Today is February 1, 2024.
2. WHEN will the upper floors of LION COURT AND SWAN COURT be cleaned?
Update:
Despite assurances to address the cleanliness issues in the communal halls and promises to do so as soon as possible, it's been 23 days since, and no action has been taken. The halls remain dirty and unvacuumed.
Lion Wharf Resident
I would do 0 stars but it wouldn’t allow
The services they claim to provide are a farce. They don’t follow up with contractors who are not attending whatsoever and despite even acknowledging this fact they do not action it or refund us based on services not received as they quote they would lose money so they can’t forward it on. All complains ignored and when asking to escalate it this is also ignored.
The employees have an attitude and I have not met a helpful one yet or once received an email without a hint or sarcasm.
You pay into a buffer fund that is not reviewed at the end o the calendar year with a suitable amoun refunded if there is sufficient buffer which ours exceeds by thousands ( not to mention the buffer is for works needed and they do not do them ) there’s already budget in the charge for repairs and maintenance before even getting to the buffer and they don’t even action these and to top it off have upped the charges based on ( “ extra works incurred “ )
This is past poor service it’s illegal to charge for services not provided
Danielle is a lovely, bubbly person and is always very helpful. She is easy to communicate with and we have never had any issues with her.
She is quick and efficient and is able to provide the information requested quickly.
Would highly recommend ☺️
5* service We as contractors have been working for…
We as contractors have been working for PBM for many years now and could not recommend their service enough. We deal with several management companies and I can hand on heart say PBM are at the top. We deal with many property managers and one that stands out is Danielle, always responsive and is eager to get a problem resolved. I could not recommend PBM enough and am glad to be a part of their continued great service.
Danielle is polite ,
Professional, efficient and a pleasure to deal with . Nothing is too much trouble for her , and as a point of contact she goes out of her way to make our jobs as easy S hassle free as possible .
Great communicator and a credit to the company .
Exceptional Service with PBM Property Management
Review:
Working as a communal maintenance provider for PBM Property Management has been an overwhelmingly positive experience. The opportunity to work on various sites under the direction of Kieran and Danielle has not only been professionally rewarding but also notably streamlined and hassle-free.
The team at PBM Property Management exemplifies professionalism and approachability, making communications clear and tasks straightforward. There's a robust system in place that ensures any queries or concerns are handled promptly, ensuring minimum disruption to our workflow. Kieran and Danielle, in particular, are commendable for their organized coordination and supportive attitude. Their proactive approach to managing sites has facilitated a conducive environment for productivity and success.
The aspect I most appreciate is the ease of getting on with the job at hand. PBM's expectations are clear, and the information provided is always comprehensive, which aids greatly in completing tasks efficiently and effectively. This clarity in communication saves precious time and avoids misunderstandings, which is essential in maintaining communal areas to high standards.
Moreover, they are open to feedback and passionate about delivering the best possible service, not just to their clients but also to their contractors, fostering a mutually respectful and beneficial relationship.
I would recommend PBM Property Management to any service provider looking for a reliable and professional partnership in property management. Their hands-on approach and fantastic support system are what sets them apart, making them an outstanding company to work with.
Danielle's work performance, especially in challenging environments, is worthy of a special mention. Tasked with a site riddled with issues, Danielle's reticence coupled with her expertise has been pivotal in the site's remarkable turnaround. Her strategic approach not only addressed the core problems but also laid a foundation for continued improvement and stability. Her ability to communicate effectively, maintain calm amidst chaos, and think critically under pressure has had a significant impact on the site’s progression.
In summary, my experience with PBM has been nothing short of excellent, and I look forward to continuing our collaboration.
I am writing to express my profound dissatisfaction with the quality of service provided by PBM. Our building has been without essential heating and hot water for three consecutive days during the winter season. This situation is particularly distressing given the presence of young children and elderly residents in our building, who are especially vulnerable under these conditions.
Furthermore, it has come to my attention that there has been a noticeable absence of preventive maintenance measures, which could have potentially averted this issue. This neglect in regular upkeep is alarming and raises concerns about the overall safety and wellbeing of all residents.
Additionally, I would like to highlight the lapse in cleaning services for three months, despite a significant 40% increase in service charges. This decline in service, coupled with increased costs, is both unreasonable and unacceptable.
I urge PBM to take immediate action to address these issues. While I acknowledge the apologies sent via email, what is truly required is a tangible improvement in service quality and a commitment to regular preventive maintenance to prevent such occurrences in the future.
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.
