Re: Sandra, PBM Credit Control Cool & efficient, calm & collected, productive over busy, a breath of fresh air, a rainbow to someone's cloud... OK, maybe the last one's pushing it a bit! But it's f... See more
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We were trying to purchase a flat managed by PBS and Kayleigh tried to help find out why there was no information or clarity. We ended up renting for six months while we waited for the removal of a... See more
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We are in the process of selling our flat, anxious not to lose the sale, but my solicitor did not have much success securing the seller's pack. However, I called PBM and was given contact details for... See more
I would like to commend Olivia Butler for the outstanding service she provided. Unlike many staff members from other management companies or managing agents that I have dealt with, Olivia was exc... See more
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Company details
Written by the company
Welcome to a new kind of property management. At PBM, we think that apartment living should be bright, safe and easy. Residents should be able to enjoy their home and flat ownership should be a pleasure, not a chore. That’s why property management, the PBM way, is about creating cared for spaces, supporting happy homes and enhancing value at every opportunity. We’ll act as a force for good at the centre of your development, helping it to run like clockwork. How? Our brilliant people make life easy by explaining things clearly, taking care of the pennies and using their experience (plus some brilliant bits of technology) to work smartly. We’ll ensure that your apartment block really is a desirable place to live and that every pound works really hard towards keeping it that way. At PBM, what we do really well is manage property in a way that brings people together. Why? Because home is where the heart is. And we like to spread the love
Contact info
395 Centennial Park Centennial Avenue, WD6 3TJ, Elstree, United Kingdom
- 020 8236 1270
- hello@pbm-property.com
- www.pbm-property.com
3.0
Average
484 reviews
No recent history of asking for reviews
This company hasn't invited customers recently, so reviews may not be representative
Replied to 56% of negative reviews
Typically takes over 1 month to reply
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Raise the fees, ignore the problems, and let the residents manage the managing company
As a resident of Kier Hardy Estate, I wouldn’t recommend this managing company to anyone who actually needs anything to be managed.
The only thing you can trust to be done is the absolutely baseless increase in management fees, with nothing to show for it. Truly remarkable consistency there.
Residents’ reports and complaints are constantly ignored, and our estate representatives have to fight for anything to be fixed, as if it’s a personal favour rather than a service we are paying through the nose for.
We’ve had to fight to get anything cleaned, and residents have to monitor whether it’s actually done. Whatever does get fixed feels like a plaster on a broken bone, because BPM won’t explain the underlying issues to the contractors. If the elevators and fans are breaking every three days, turning them on and off is not the fix needed.
Not to mention, they never send communication about inspections. They just happen. Surprise! Nothing says “professional management” quite like mystery inspections.
At this point, even the homeless drug addicts sleeping in our bin rooms understand the issues better than BPM. When they protest being repeatedly kicked out, they point to the missing bin room locks that were removed and never replaced almost two years ago: “But if I can’t come in, why is it like this?!”
Maybe we should hire them instead of BPM.
A bold business model: raise the fees, ignore the problems, and let the residents manage the managing company. Brilliant.
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We understand your frustration and want to address the points raised directly.
On service charge increases — as we have explained to residents, the increase reflects a corrected apportionment matrix that was inherited incorrectly on handover. We invested significant time at no cost to residents to rebuild this properly and held a residents meeting to explain the changes in full.
On the lifts and mechanical issues — these have now been resolved. We hear the point about ensuring contractors understand the underlying cause rather than applying temporary fixes and we take that on board.
On inspections — we attend in line with our contractual obligations. We will however look at how we communicate upcoming inspections to residents more proactively going forward.
On the bin room — the scope of works has been finalised, a tender has been undertaken and we expect to confirm a start date shortly. We are fully aware of the security issues this has caused and are committed to getting it resolved.
We would welcome a direct conversation with your estate representatives to work through any remaining concerns. Please contact us at complaints@pbm-property.com.
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45% service charge increase in 1 year.
Terrible company. Service charge has increased by 45% in one year. Window cleaning charge went from £1,000 to £20,000 and they don’t even clean our windows. Make it make sense.
February 3, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We want to address these points directly and transparently.
On the service charge increase — this reflects the correction of the apportionment matrix inherited incorrectly on handover, not a genuine 45% rise in the cost of managing your development. We invested significant time at no cost to residents to rebuild the budget structure properly and held a residents meeting to explain the changes. We are sorry this has not felt clear enough.
On window cleaning — we hear you and windows are being arranged for cleaning. We will ensure residents are updated on the schedule once confirmed.
If you have further concerns please contact us at complaints@pbm-property.com and we will make sure they are properly addressed.
Totally Inept & Incompetent.
What a shambles!
This management company has delivered consistent poor service since we moved into our new home nearly four years ago.
They have failed in; managing repairs, gritting roads, overseeing ineffective maintenance of landscaped areas, responding to numerous complaints, maintaining communication and justifying the ever increasing yearly charges! This year there has been a 60% increase in their service charge demand!! For what?!!
Failure to see the estate being managed effectively, and a non willingness to explain or justify their charges has left the majority of residents very angry.
There also appears to be a high turnaround of Development Account Managers who only seem to stay with the company for a few months! No wonder we are all up in arms and looking to move away from them as managing agents as soon as practically possible.
If I could, I would give them 'Nil Pois' as the saying goes!
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
Disappointing management and declining standards
Unfortunately, my experience with PBM has been extremely poor and continues to go downhill.
There is a complete lack of proactive management when it comes to communal issues. Problems are only addressed after repeated chasing — if they’re addressed at all. Nothing is anticipated, nothing is prevented, and residents are left to deal with ongoing issues themselves.
Cleaning standards in communal areas are unacceptable. Despite paying increasing service charges, the quality and frequency of cleaning has clearly declined. Basic upkeep is inconsistent, and shared spaces are often left dirty or neglected.
Communication is another major failure. Responses are slow, unclear, or non-existent, and important updates are not shared transparently. It feels impossible to get straight answers or meaningful engagement.
What makes this even more frustrating is that service charges continue to rise while services continue to deteriorate. There is no visible justification for these increases, and no improvement in the standard of management or maintenance.
Most concerning of all is PBM’s failure to properly address security issues and statutory duty concerns. Matters relating to resident safety are not treated with the urgency or seriousness they deserve, which is both worrying and unacceptable for a property management company.
Overall, PBM demonstrates poor accountability, weak communication, and declining service delivery. I would strongly advise anyone considering them to think twice.
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
Very poor service, communication and transparency
As a resident at Westbrook Moorings, I’ve experienced consistently poor service and a real lack of transparency from PBM over the past few years.
Most recently, residents received the 2025/26 service charge demand showing an increase of around 60%, despite accounts for previous years still not being available. Requests for clear explanations and itemised breakdowns have not been properly addressed, which makes it very difficult for residents to understand what we are being charged for or to plan financially.
There have also been basic estate management failings. For example, no gritting during icy conditions and empty salt bins reported months ago, creating avoidable safety concerns for residents.
Communication is a major issue. Emails and queries about site-specific problems often go unanswered for long periods of time, and chasing for updates has become the norm rather than the exception.
Overall, the standard of service, communication and financial transparency has fallen well below what residents should reasonably expect from a managing agent.
The sooner the Leasehold and Freehold Reform Act 2024 comes into force, the better. It is long overdue that companies operating in this space are held properly accountable for poor service, over pricing and lack of transparency.
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
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Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
PBM have no idea what they are doing
PBM have no idea what they are doing. Been a resident at Westbrook Moorings since Sept 2022 and they have lost all
control on their management of the site.
Service charge has gone from £269 in 2022 to £850 in 2026 with no justification on previous years spending.
They budget for things that don’t need accounting. They don’t really carry out the required work on site in terms on maintenance. There is little / no correspondence from them. They constantly change their site manager every few months and all ongoing issues have to restart from the beginning.
They don’t really engage with residents. They don’t follow up on actions. It’s just shocking.
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
Unacceptable Service
In the last three years since we moved to our new home, I have observed extremely poor service from PBM. Some of the development issues have still not been resolved after three years of trying to get them addressed. There is no accountability, communication is poor, and the level of service is unacceptable.
Their staff change faster than we can keep track of. New managers say:
I wasn’t here, it’s not my fault’, and then leave PBM within a few weeks. Senior management is unreachable. When we request to speak with them, they send inexperienced team members who don’t have a clear understanding of our issues.
The one thing they do well is sending increased bills on time.
January 17, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
Avoid this company
Here is the revised version with “over the past three years” added into the first paragraph, keeping it concise and formal:
⸻
⭐☆☆☆☆
As a resident at Westbrook Moorings, I have experienced poor service and limited transparency from Premier Block Management over the past three years.
Residents recently received a 2025/26 service charge demand showing an approximate 60% increase, despite outstanding accounts from previous years not yet being available. Requests for explanation and itemised breakdowns have not been adequately addressed.
There have also been basic estate management failings, including no gritting during frost and empty salt bins reported months ago, creating avoidable safety concerns.
Given the ongoing concerns around service standards, communication and financial transparency, many residents are now looking to move away from PBM as managing agent as soon as possible.
⸻
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
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One of the most appallingly incompetent…
One of the most appallingly incompetent management companies I have ever had the misfortune of dealing with. The level of negligence across the estate is staggering; basic maintenance has been ignored, communal areas have been left to deteriorate, and the overall condition of the estate has visibly declined year after year.
And yet, despite doing virtually nothing, they have issued a management bill with a staggering 60% increase from last year. For what, exactly? I would genuinely like to see how they attempt to justify such a dramatic rise in gardening and maintenance costs when the entire estate has effectively been left to rot.
Communication is equally abysmal. Attempting to get a meaningful response is like getting blood from a stone; the only thing you’ll receive is a generic holding email, if you’re lucky. Transparency, accountability, and basic professionalism appear to be entirely absent.
Avoid at all costs.
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
Entirely incompetent
Our experience of PBM Property Management has been a catalog of failures, financial mismanagement, and total silence.
Financial Negligence (Section 20b Notices)
The most alarming issue is their inability to produce accounts on time. We have repeatedly received Section 20b notices because PBM cannot manage the audit process within the legal 18-month timeframe. This isn't just "paperwork delay"; it’s a sign of a back office that is completely overwhelmed or incompetent. Administrative Chaos
Invoices are consistently late, making it impossible for residents to plan their finances. When they do arrive, they are often reactionary because the management team has fallen behind on basic scheduling.
Zero Communication
"Management" is a strong word for what they do. There is zero response to site-specific issues. Whether it’s a maintenance request or a query about the development’s upkeep, emails go into a black hole. You can spend weeks chasing for a simple update that never comes.
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
Extremely poor management and lack of transparency
My experience with Premier Block Management has been extremely poor.
Emails regularly go unanswered, and it has taken repeated chasing to obtain any information about maintenance and land responsibilities. Contractors have historically maintained areas that PBM later claimed were not their responsibility, demonstrating a lack of clarity and oversight.
Service charges increase exponentially year on year, yet there is little transparency or detailed explanation to justify those rises.
Basic estate issues have been left unresolved, including damaged bollards and no gritting during icy conditions. The frequent change of estate managers has only added to the inconsistency and lack of accountability.
Overall, communication, organisation and transparency fall well below what leaseholders should reasonably expect.
Update following company response:
The statement suggesting that negative reviews were threatened unless charges were reduced is completely untrue. At no point were any such conditions set. This review reflects my genuine experience after ongoing issues remained unresolved.
my review reflects genuine concerns around communication, transparency, and service delivery
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
My experience with Premier Block…
My experience with Premier Block Management Limited has been extremely disappointing.
Residents recently received a 2025/26 service charge demand, halfway through this period showing an approximate 60% increase year on year, despite the fact that completed accounts for 2023/24 and 2024/25 have not yet been made available. The increase has not been supported by sufficient explanation, transparency, or meaningful consultation.
There have also been ongoing concerns regarding contractor oversight, communal electricity charges, and basic estate management. For example, during recent cold weather no gritting was carried out and salt bins on site (reported empty nearly two months ago) remain unfilled, creating avoidable safety risks.
Repeated requests for itemised breakdowns and clarification have resulted primarily in holding responses rather than substantive answers.
In my view, the level of service, communication, and financial transparency falls below what residents are entitled to expect from a managing agent.
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry your experience at Westbrook Moorings has been so disappointing and we want to address the points raised.
On service charge increases — the increase you describe reflected a legal obligation under the s106 agreement for this development that had not previously been included in the budget. We have a responsibility to ensure budgets are accurate and compliant and every query raised about the increase was responded to fully and transparently. Residents also received a meaningful credit from a previous year's accounts reflecting savings and an overall underspend.
On maintenance and repairs — we acknowledge there have been areas where delivery has fallen short of what residents expect and we are sorry for that.
On staff continuity — we acknowledge there have been some changes in the team managing this development. We are sorry if this impacted the consistency of service received.
We were also saddened that during this period we were informed that negative reviews would be posted unless charges were reduced. We did not feel it was right to reduce legitimate, legally required charges under those circumstances. We wish all residents at Westbrook Moorings well for the future.
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All a bunch of thick idiots working…
All a bunch of thick idiots working here, absolutely useless on every front. Their founder, (you'll have to Google him) is the leader of the incompetents. A high turnover of staff might be an understatement, resulting in different property managers, each month.
I struggle to think of a single positive comment for this abysmal company, how they continue to operate is beyond me. They need to be investigated and their license revoked.
The negative reviews on both Trustpilot and Google, are a true reflection of their conduct. Do yourself a favour and avoid this company at all costs, you'll not only save yourself money, but an on-going headache with these clowns.
February 18, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry you feel this way and would note that Trustpilot permits reviews from unverified sources which we feel does not always serve businesses or consumers well. This review contains no specific concerns about service delivery that we are able to investigate or respond to. We are a RICS regulated business, independently audited, and we take our professional obligations seriously. We would always encourage anyone with a genuine concern to contact us at complaints@pbm-property.com so we can investigate properly. We wish you well.
Avoid if at all possible
Constant shambles; unpaid contractors, zero oversight, revolving door of staff, and ever-increasing service charges.
Bills keep going up and up, with no justification. Lifts left broken for weeks on end as they aren't paying the repair company. Not adhering to any of the maintenance rotas. Not responding to emails, calls, anything.
I've never expected so little and still they find new ways to disappoint.
Keir Hardie Estate as a whole should sue this firm; absolute jokers.
February 17, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We want to address the points raised directly.
On unpaid contractors — we refute this. Contractors are paid in accordance with agreed terms and any suggestion that repairs have been delayed due to non-payment is factually incorrect.
On lift repairs — these have now been resolved. We acknowledge that the time taken was longer than it should have been and we are sorry for that.
On service charge increases — as we have explained to residents, the increase reflects a corrected apportionment matrix inherited incorrectly on handover. We invested significant time at no cost to residents to rebuild this properly and held a residents meeting to explain the changes.
On staff continuity — we acknowledge there have been some changes in the team managing this development. Our current team is in place and focused on delivering for this estate.
On communication — unanswered emails and calls are not the standard we hold ourselves to and we are sorry where this has fallen short.
We would welcome the opportunity to address your specific concerns directly. Please contact us at complaints@pbm-property.com.
The company pitched itself very strong…
The company pitched itself very strong when initially asked for tender. Sadly their operations are worse than one would expect. Constant staff changes cause disruption to managing specific estate. Loads of emails and wasted money to treat the problem but not underlying issues. Despite number of issues raised with property manager - being fobbed off and gas lit. Meanwhile we have a delapidaing estate with broken bin stores causing homelessness and drug use as well as crime. Senior management shows lack of commitment and hides in ivory tower. Just another bloodsucking useless mediocre agent. Despite number of complaints we are being surpressed - even writing this review will be attempted to be taken down by the management to cover its incompetence.
February 16, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We want to address the points raised honestly.
On staff continuity — we acknowledge there have been changes in the team managing this development and we are sorry for the disruption this has caused. Our current team is in place and focused on delivering consistently.
On the bin store — we are fully aware of the security issues this has caused. The scope of works has been finalised, a tender has been undertaken and we expect to confirm a start date for works shortly.
On reviews — we want to be clear that we do not attempt to remove legitimate reviews. As is standard practice on Trustpilot, we may flag reviews that do not meet their platform guidelines or request verification from unverified sources. This is a platform process available to all businesses and is not an attempt to suppress genuine feedback. We welcome honest reviews as they help us improve.
On senior management — we reject the suggestion that leadership is disengaged. We are actively involved in this development and committed to resolving the outstanding issues.
We would welcome a direct conversation. Please contact us at complaints@pbm-property.com.
PBM have to be the most useless…
PBM have to be the most useless managing company there is.
Since they took over the management of Callisto Court and the other residences in the estate I can't say that they've done anything at all. If anything it's got worse, all the whole our service charge has been hiked up.
Firstly, we have no concierge, no consistency with cleaning or maintenance of the site. There is a distinct lack of any communication unless you owe money. Things fall in to disrepair and despite multiple reports they don't get repaired. We've had our bin room doors broken for years, one bin room is in accessible as it's been boarded up. Security of the site is poor.
We can't get things delivered to our own homes because we get things stolen. Reports to the Police and PBM have been made. But without CCTV that PBM refuse to share with the police they can't do anything.
We've had homeless people living on stairs and reports to PBM didn't get them moved out, not did it even get the site cleaned.
PBM have to be the worst management company ever, overpriced and undelievered. Useless.
February 16, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We want to address the points raised directly.
On CCTV — we want to be clear that CCTV footage was shared with the police in response to their request. We are required to follow data protection legislation when handling footage and can only release it through the proper legal process — this is to protect residents, not obstruct investigations.
On the bin room — we are aware of this issue and the scope of works has been finalised with a tender undertaken. We expect to confirm a start date shortly. The boarding is a temporary safety measure while works are progressed.
On cleaning and maintenance — we employ the site team directly and take the consistency of their work seriously. We are sorry if standards have not been visible enough and we will address this directly with the team.
On security and homelessness — we take reports of security issues seriously and have been working with relevant authorities where possible. We acknowledge there is more to do and the bin room works will materially improve the security of the site.
On service charges — these reflect the actual costs of managing your development including staffing, insurance and compliance.
We would welcome a direct conversation about your specific concerns. Please contact us at complaints@pbm-property.com.
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Is there a minus ?
Is there a minus ?
These guys are the wors. Do not hire them
Flat 44 Pandora E161FS
Our building is in shambles thanks to them
February 16, 2026
Unprompted review
Reply from pbm Property Management
Thank you for your feedback. We are sorry you feel this way. We would like to understand your specific concerns so we can investigate and respond properly. Please contact us at complaints@pbm-property.com with your details and we will make sure your case is looked into directly.
PBM has failed us miserably
We live in Katie Court, managed by PBM and previously managed by FirstPort. When PBM took over, we honestly thought FirstPort was the worst managing agent we could have. PBM has been exactly the same, if not worse.
Basic issues are left unresolved for months and even years. There’s a misprinted floor sign in the lobby that they still haven’t corrected after over a year. In the Katie Court car park, multiple lights have needed fixing for more than a year. Their on-site team repeatedly promises it will be sorted “tomorrow”, but nothing happens. If you challenge them, they quietly blame another colleague and say you “didn’t hear it from them”, as if that changes anything.
The most serious issue is an ongoing sewage / foul gas smell affecting residents’ quality of life. The only response we’ve had is that it’s “a design issue” with no clear investigation, no proper diagnosis, and no urgency, despite the fact this appears to affect multiple buildings on the estate and could be a significant health and safety concern.
In the meantime, we’ve seen more property manager changes than actual repairs. The constant turnover suggests a toxic working environment and it leaves residents in a permanent state of limbo: service charges keep rising, yet the service provided is minimal and inconsistent. It also feels like many subcontractors are there to extract money rather than deliver results, we’ve even seen contractors smoking in the car park and seemingly spending long periods there without doing any visible work.
Finally, don’t be misled by the 5-star reviews. Based on our experience, they do not reflect the reality of living here or the standard of service we’ve received.
February 12, 2026
Unprompted review
One of the worst Estate management…
One of the worst Estate management companies ever. At this point I can tell that half of their fams or friends are probably trying to clog the actual truth behind the bad reviews.
Can describe them o ly with one word - negligence. Many of our residents at Pandora court have tried to approach them about resolution for ongoing issues and the communication probably would be faster if Roayl Mail had a dedicated postal pigeons to deliver letters rather than Terri and the team responding to residents.
Pipe blockages, outbursts, 2 months of no lift so imagine a life as someone in a wheelchair or with an asthma. Unreal. Not to mention the service charges for a services that you don’t actually get.
A part from poking their noses 9-5, nothing actually gets done on time including promised meetings to meet residents around the estate they are responsible for. Trash for the money you pay.
February 15, 2026
Unprompted review
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