pbm Property Management Reviews 

Pbm does not care about residents safety no matter how much complaints are made regarding building issues, safety issues etc no action is taken!

I live here so I should know.
1. Lack of honesty
2. Not very helpful
3. Lack of ideas of a constructive nature
4. A very high turnover of their administrative staff ( says something)

Writing yet another review because I am shocked at the level of incompetency of the building management team. I have chased for well over a year regarding replacement of broken intercom in my building and the team continuously ignores my emails. Completely fed up, especially in light of how much service charge we are paying.

Olivia Butler was professional, responsive, and very helpful throughout the process of my interaction with PBM.

She handled my enquiries diligently, followed up on the necessary correspondence, and kept me updated in a timely manner.

I really appreciated her commitment and support. Thank you, Olivia!

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 exceptionally responsive and professional. She replied to my request promptly, kept me informed, and resolved my issue quickly and efficiently.

Thank you, Olivia, for your excellent support.

Worked with Olivia to obtain a necessary license for my property, she was helpful throughout the whole process. Thanks, Olivia.

Not even worth one star.
We would not recommend this block management company based on our experience. There are careless. Here is one of the most recent examples on top of general poor performance.
Over the past month, there have been repeated failures to deal with a dangerous fault with the lift in our building. Initially, both my daughter, our two dogs and I became trapped in the lift. The emergency lift line was not being answered properly, and we had to call the Fire Brigade to rescue us. The Fire Brigade took the lift out of service, we reported this to PMB yet no thorough investigation into the fault appeared to take place. The lift engineer didn’t even have record of the issue. They simply reset the lift for use.
Around two weeks later, my daughter became trapped in the same lift. She was extremely distressed and called the emergency line. She was told it would be around three hours before an engineer could attend because the contractor was busy. Leaving a vulnerable child trapped in a lift for that length of time was, in my view, completely unacceptable. After wondering why she is not back from school I went looking for her and then found her trapped in the lift. She was waiting for hours with no engineer arriving and was eventually rescued after I called the Fire Brigade. Even the Fire Brigade team was shocked as to why they didn’t call them if they knew a child was alone inside. Again, I received no apology and saw no evidence that the underlying fault had been properly investigated.
Now, a month later, two more people have been trapped on two separate occasions. Once again, the Fire Brigade had to attend because no engineer was available to release them, and the lift has been taken out of service yet again.

Throughout this process, I have found the company's communication extremely poor and their response lacking urgency and empathy. When I have asked for the complaints procedure, it was not provided, despite my request. I was told complaining will not fix the lift. My interactions with Anna, in particular, left me feeling that my concerns and the safety of residents were not being taken seriously.
Given the repeated incidents and not handling of them in a professional manner, I have lost confidence in this company. I have referred the matter to the relevant redress scheme and am seeking legal advice regarding these events. If you live in block managed by PBM your safety is compromised. Can’t wait for our block to be under new professional management.

This is my 3rd review about PBM and their management of our property. We originally raised concerns over a leaking skylight in our stairwell in December 2024 to our first Property Manager Thadea. Since then we have had multiple ‘Property Managers’ which have since promised us lies of this being sorted, and left us waiting nearly 2 years of it even being looked at. We have spoken to environmental health, the council, their internal complaints team and now potentially looking at reporting them to the Property Redress due to their lack of effort and protectiveness in getting this issue sorted. The stairwell is full of mould, when it rains we have slippery banisters and puddles forming on the stairs. Not only this but we have now been out of a General Waste bin for a month due to a fire, we are still waiting for an update on when we will get a new bin or when the bin shed will be available for use, instead they have left us with one bin which is over flowing in the carpark. PBM do not care for the safety or soundness of the property, yet are happy to up our service charge. I would discourage anyone from using PBM as their Property Managers.

REI am writing to formally lodge a complaint regarding a serious security breach and management negligence at my property.

My residence was unlawfully entered, and the door locks were illegally replaced without my knowledge or consent. Alarmingly, the management office was completely unaware of this incident, which clearly demonstrates a major security lapse in the building's oversight.

Despite my repeated attempts to resolve this matter and my many proposed remedial measures to regain access to my property, the management office has been uncooperative and dismissive, showing an attitude of total indifference. They have failed to respond to any of my requests or concerns.

This situation has caused me significant financial and personal losses. I find it utterly unacceptable that a management company charging such high fees would display this level of incompetence and neglect. I have already contacted their complaints department, but have received no reply whatsoever.

I will pursue this matter to the fullest extent until it is properly addressed and resolved.

Very helpful in investigating permissions for solar panels on my leasehold property.

Absolute disgrace. If I could give zero stars I would. The building I live in has constant lift breakdowns, a rat infestation and faulty fire alarms. I have personally been stuck in a broken lift twice and instead of fixing the issues they posted a notice in the left blaming the residents for the problems

I am incredibly grateful to Nadia Fielder and Olivia Butler for their prompt, professional, and decisive action in cancelling a wrongful PCN issued by their contractor, Parking Control Management (UK) Ltd (PCM). As a retired NHS Director and Corporate Governance Lead, I was deeply concerned when PCM issued a ticket while my vehicle was correctly parked in a disabled bay with my valid Blue Badge prominently displayed. PCM then used obstructionist tactics, refusing to process my appeal until I proved vehicle ownership. A Blue Badge is a person-specific statutory document, not a vehicle-specific one. Furthermore, PCM’s signage completely omits guidance for Blue Badge holders regarding disabled visitor provisions. This failure to make reasonable adjustments constitutes a clear breach of the Equality Act 2010.When I escalated this joint liability matter to PBM Property Management, Nadia and Olivia intervened immediately. They bypassed PCM's bureaucratic hurdles, ensured the ticket was entirely cancelled, and strictly instructed PCM to amend their estate signage to actively include Blue Badge holders and comply with the Equality Act. Nadia and Olivia are an absolute credit to their team, demonstrating true accountability and outstanding customer care. Thank you both!

Great Service from Olivia, answered my query promptly and was very helpful as always, much appreciated.

I would like to express my appreciation for the excellent service I received from Olivia Butler. She was professional, polite, and responsive throughout our interaction. Her clear communication and willingness to assist made the process straightforward and efficient. Thank you, Olivia, for providing such a positive customer experience.

The sheer lack of accountability is appalling. The number of leaks, broken water pipes, water coming in the flat and continuous damp.
It’s painful to wake up any random day with new mess in front or within the flat. I’ve had to miss work and stay at friends’s house at times. It’s stressful and I feel sorry for myself and fellow residents of this property.
The first communal leak, originally reported in June 2025, took nearly nine months to permanently fix.
I can see PBM responded to a resident’s review stating the matter was “fully resolved.” The resident has responded to PBM’s comment in detail. “The building damage — peeling paint, damp smell on the ground floor, ceiling sections removed and never replaced — remains unaddressed months later. A contractor (Xtra Maintenance) has been named for redecoration but no start date has been provided. This is consistent with a pattern throughout this case: announcements with no follow-through.
A second communal leak is now active on the second floor, reported on 8 May 2026 and ongoing as of 1 June 2026. “

Over the last few months, PBM’s service has been below expectations, particularly in the management of ongoing issues at Pandora. Communication has often been reactive rather than proactive, with delays in responses, limited updates, and insufficient follow-up on actions and contractors.

Several matters raised have remained outstanding for months, including redecoration works, the condition of the bin store, recurring concerns about cleaning standards, and the lack of clear timelines or visible progress on issues that have been chased repeatedly. The recent leak also highlighted weaknesses in oversight and day-to-day management, with temporary measures not monitored closely enough and residents left dealing with the impact when the situation worsened.

Olivia was very quick to help with all of my queries.

Living in a block managed by PBM. Cannot believe the status of the property went through in the past year.

Shushanik provided me with exceptional customer service when requesting Building Safety and Fire Safety related documents. I was provided with a prompt response with high level detail included.

Following my previous review, I am updating with the current situation as it has deteriorated significantly.
The first communal leak, originally reported in June 2025, took nearly nine months to permanently fix. PBM responded to my review stating the matter was “fully resolved.” It was not. The building damage — peeling paint, damp smell on the ground floor, ceiling sections removed and never replaced — remains unaddressed months later. A contractor (Xtra Maintenance) has been named for redecoration but no start date has been provided. This is consistent with a pattern throughout this case: announcements with no follow-through.
A second communal leak is now active on the second floor, reported on 8 May 2026. A repair was scheduled for 19 May but cancelled because the required part had not arrived — the exact same issue that caused a three-month delay on the first leak. As of today, the only mitigation in place is a collection bucket inside the service cupboard, with water pouring into the corridor at regular intervals. An emergency engineer attended yesterday despite my explicit request that no one attend unless able to carry out the repair. Nothing was done. Leaseholders are likely charged for every one of these call-outs.
What makes this particularly concerning is the inconsistency in PBM’s own communications. The 19 May notification was issued to all residents confirming the repair would go ahead and the water would be shut off — implying parts and contractor were ready. The repair was then cancelled on the day. On 23 May, PBM stated the parts had only just been ordered with a two-week lead time. On 24 May — one day later — a new notification confirmed the parts would arrive the next day. These three communications directly contradict each other. No explanation has been provided. This pattern of inaccurate and inconsistent communication has been a feature of this case since June 2025.
On the bin stores: PBM’s response stated a tender had been undertaken and a start date would be confirmed “shortly.” Fixflo records show the bin store issue at this address was first raised in April 2024 and closed after 71 days without genuine resolution. It remains unresolved nearly two years later.
On the service charge increase: the explanation provided does not address the fact that the building is in a worse condition than when I moved in, with three leaks in twelve months, recurring infrastructure failures, statutory emergency lighting that failed in December 2025, a lift that was taken out of service with no repair plan, and an out-of-hours service confirmed non-functional by multiple residents during a live emergency.
I have now formally submitted a full case report and cost analysis to PBM’s directors and to Clarion Housing Group as the registered provider, and have exercised my statutory rights under the Landlord and Tenant Act 1985 to request full disclosure of all service charge invoices related to both leaks. If this is not resolved, the next step is the Housing Ombudsman.
I do not write this to be unfair. I write it because other leaseholders and buyers deserve an accurate picture of what managing this building actually looks like in practice.