Who we work with
We work best with modern developments: new build estates, blocks of flats with lifts and plant rooms, mixed developments with shared heating or gated parking. These are the buildings where good management shows up in the service charge and bad management shows up in the sinking fund.
If your building is an older tenement with a handful of flats, we will say so early and point you to the right help, because a factor should fit the building.
What you get for £16.79 a month
Prices include VAT. No hidden fees. Housing estates without shared buildings pay £10.79 a month.
A dedicated manager who knows your building and visits it.
A 5 year maintenance plan, built with owners in the first year, so the roof is budgeted in year three rather than discovered in year three.
A portal where you can open the gardener's invoice, not just a summary line.
Financial management: quarterly billing in arrears, separate client funds for each development, and an annual statement on time.
Insurance, utilities and contracts arranged and reviewed, not rolled over.
Fire safety and cyclical works tracked on a live action plan.
Meetings and updates: five meetings in year one, a monthly newsletter, and a reply to your call within one working day.
What we do not do
No contractor commission. 0%. Contractors are paid when owners confirm the work is done, not before.
No hidden insurance income. On the block buildings policy we take a 5% commission and we publish it, in pounds, for every development. Individually placed policies carry none.
No surprise charges. Every extra is listed in the Written Statement of Services before you see it on an invoice.
No lock in. The notice period and handover are set out in writing. A factor should keep you by being good, not by being hard to leave.
The numbers
626 homes across 25 developments, the figure held on the Scottish Property Factor Register.
One development has left since our first appointment in February 2022, while the book grew from three to more than twenty-five.
No complaint escalated to the First-tier Tribunal since 2022.
0% commission on contractor work.
One working day to answer your call.
Where we work
Across the City of Edinburgh and the Lothians: Leith, Granton and the waterfront, Newhaven, the New Town and West End, Fountainbridge, Gorgie and Dalry, Slateford, Craigmillar and Newcraighall, Portobello and Joppa, and out to Musselburgh, Dalkeith, Livingston and East Calder. If you are not sure whether we cover you, ask; the answer is usually yes.
Thinking of changing factor?
Owners in Scotland can change factor by majority decision, and the process is more structured than most people fear. We help with the deeds, the vote and the handover at no cost before appointment.
FAQs
The questions owners in Edinburgh ask us most
A property factor manages the shared parts of a building or estate on behalf of the owners: repairs, maintenance, insurance, contractors, accounts and communication. In Scotland factors are regulated under the Property Factors (Scotland) Act 2011, must be on the Scottish Property Factor Register, and must follow the statutory Code of Conduct for Property Factors.
Not by law. Many small tenements manage themselves. Larger developments, and anything with a lift, a heat network, cladding or a car park, usually need one, because somebody has to hold the statutory duties, the client money and the chasing. If your title deeds appoint a factor, you will have one whether or not you choose to.
Fees are published in each factor's Written Statement of Services and usually quoted per property per month. Ours is £16.79 a month including VAT for a flat in a block, and £10.79 for a house on an estate. Communal costs such as cleaning, insurance and repairs are charged at cost on top, with every invoice visible on your portal.
The whole of the City of Edinburgh and the Lothians: Leith, Granton and the waterfront, Newhaven, the New Town and West End, Fountainbridge, Gorgie and Dalry, Slateford, Craigmillar and Newcraighall, Portobello and Joppa, and out to Musselburgh, Dalkeith, Livingston and East Calder. If you are not sure whether we cover you, ask; the answer is usually yes.
Read your deeds, count your majority, choose the replacement, then serve notice on the current factor. We handle the handover, and our help before appointment costs nothing. Our step-by-step guide to changing factor in Scotland sets it out, and a call with us carries no obligation.
We take no commission from contractors and charge nothing for arranging utilities or coordinating standard maintenance.
The one commission we receive is 5% of the premium on our block buildings insurance policy, excluding Insurance Premium Tax, and we publish it: your annual insurance pack shows the amount in pounds for your development.
Charges for major works and non standard services are set out in our Written Statement of Services.”
We issue invoices quarterly in arrears covering all charges from the previous quarter in: March, June, September, and December. The only exceptions are insurance, and some maintenance contracts, which are billed in advance.
For major projects, costs are collected prior to the start of the work. This approach ensures clarity and allows you to stay up-to-date with all expenses.
Absolutely. If you’ve been satisfied with the performance of your existing maintenance, gardening, or cleaning contractors, we’re happy to continue working with them. We believe in retaining trusted, tried-and-tested partnerships that meet your standards.
Combined with our internal contractor rating system, this approach ensures that all contractors provide services aligned with client expectations and maintain the highest quality.
We gather initial feedback during onboarding and begin our work by hosting meetings at months 1, 3, 6, 9, and 12 in the first year to collaboratively build a comprehensive 5-year plan. Throughout this process, we work closely with owners to ensure progress aligns with expectations and that all issues and concerns are clearly communicated, analysed, and integrated into the plan.
In addition, we are always available via the portal, phone, email, and WhatsApp to address any questions or concerns. We also provide a monthly newsletter in addition to email updates to keep homeowners informed about ongoing activities and developments, ensuring everyone stays connected and updated.
We have a comprehensive Debt Recovery Procedure tailored to each debt’s age and value. Initially, reminders are sent for overdue invoices, and from 21 October 2026 a single £35 late payment charge applies if a balance is still unpaid 21 days after the due date.
Our dedicated Past Due Team manages these cases, with our director occasionally reaching out personally to encourage payment.
If contact cannot be established, we pursue legal avenues, including filing a Notice of Potential Liability on property deeds and initiating a Simple Procedure Claim to obtain a decree, enforceable through various methods like inhibition.
For international clients, we collaborate with legal partners, including Pinsent Masons, to navigate the complexities and costs of overseas recovery effectively.
Still have questions?
We're here to help!
Talk to us about your building
A conversation with no obligation. We will tell you honestly whether your development is a fit, and what switching would involve.
