Property management in London.
Capped at £200 a month.
Most London agents charge a percentage of your rent. The higher your rent, the more you pay for exactly the same job.
Don’t pay more for the same work.
A hands on service from an award winning team. We keep you fully compliant, and you see everything on your live landlord dashboard.
- Better off in 6 months or we work free
- Capped at £200 a month
- Live landlord dashboard
- 100% compliant, or next year’s certs are on us
A pricier property isn’t more work. So it shouldn’t cost more.
Managing a £2,500 flat takes the same work as managing a £1,000 one. Most agents charge a percentage, so the more your property’s worth, the more you pay for exactly the same job. We don’t.
Work out your saving
On an HMO, the cap applies to each room’s tenancy.
Your fee doesn’t climb
Rent goes up, our fee doesn’t. Never more than £200 a month per tenancy, however much your rent rises.
Same service, every property
Compliance, referencing, inspections, rent collection and your live dashboard, whether it’s a studio or a ten bed HMO.
HMO specialists, so single lets are easy
If we can run a ten bed HMO properly, your two bed flat is straightforward. It doesn’t work the other way round.
Borough by borough
Selective licensing is different in every London borough. We check what applies to your street and keep the licence on file.
The Renters’ Rights Act, handled
Periodic tenancies, section 8 only, one rent review a year. We handle the notices and the paper trail.
See everything
Every certificate, inspection and document on your live dashboard. No chasing your agent for answers.
Paying a percentage for the same work?
Switch to a capped fee. Four quick questions and we take it from there.Start my switchWhat people say
★★★★★Rated 4.6 out of 5 on Trustpilot. Read all reviewsIf you’re a HMO owner in Kent, use these guys. They are the best managing agent in the County… Since moving to Pineapple, the phone has stopped ringing with problems, and our tenants are happy.
I was looking to speak to a HMO managing agent in Kent and was advised to speak to Pineapple group… Thank you Greg for being generous with your time and for the amazing insights you shared with me about the HMO market in Kent.
I had the opportunity to have a 30 minute call with Greg regarding setting up an HMO in Kent… Our conversation was incredibly helpful and gave me valuable guidance as I continue my HMO journey.
I brought my first property sourced by Pineapple which was great because the property was perfect for what I wanted… Using Pineapple gave me the confidence to invest and I couldn't recommend them enough.
Dealing with Pineapple Living has been a pleasure… The property is excellent and maintained to a high standard. The whole process from application to moving in went very smoothly.
Greg and Stuart has been an invaluable sourcing agent for me in completing a UK property purchase in a short time frame.
I was a tenant with Pineapple for over a year, and it was one of the best properties I’ve stayed in… Any issues that came up in the property were resolved very quickly.
Great people to work with. The team at Pineapple do exactly what they say they are going to do, exactly when they say they are going to do it! How Refreshing!
Very helpful professional advice.
A great agent who truly know the market and simultaneously care about both the landlord’s property and the tenants needs!
I was initially expecting a short call, but Greg went above and beyond giving me advice and pointing out things which I hadn’t considered.
I had a recent telephone meeting with Greg where he gave me excellent advice, helping me navigate the HMO market. His knowledge surrounding all things HMO is incredible.
He went past the call of duty to explain the ins and outs of UK property investment and advise me on a project I was already considering. His help was invaluable in my decision making.
I met with Greg at Pineapple Investment Group who thoroughly guided me through the whole process. The team were fantastic from start to finish.
They were able to guide me through the process with professionalism and quick responses… They even saved me a huge sum of money on sales tax by picking up on something that others missed!
Good sound advice and a clear sensible approach along the whole value chain.
Greg gave me some amazing advice and guidance… I felt listened to and that he understood my individual needs.
10/10 on communication, always someone to talk to if you have questions.
As an overseas buyer, I’ve bought several houses in the UK. One of them is with Pineapple Investment Group. They are definitely the best! They are very responsive and helpful throughout the process.
Their customer service was exceptional—so friendly, responsive, respectful, and understanding.
A trusted partner who helped me manage the renovation project remotely on time and within budget.
From start to finish, Anne, Stuart and Greg were absolutely fantastic. They went above and beyond…
The people are extremely knowledgeable and the resources they offer are the best I’ve seen in the industry.
I was looking to speak to a HMO managing agent in Kent and was advised to speak to Pineapple group… Thank you Greg for being generous with your time and for the amazing insights you shared with me about the HMO market in Kent.
It used to be simpler than this
Find a tenant, sign the tenancy, protect the deposit, get the gas safety done once a year.
That was most of it.
Now Section 21’s gone. Every tenancy rolls on month to month. Fines have gone up to £40,000.
Many London boroughs now license single lets too, and the rules change from one borough to the next.
Every landlord we’ve spoken to this year has asked us the same thing, one way or another.
“Am I actually compliant?”
If you’re managed by us, you don’t have to wonder. You can look.
The dates every landlord should know
- 1st May 2026
The Renters’ Rights Act went live
Section 21 ended. Tenancies became periodic. Rent can go up once a year, with two months’ notice. Possession only on the grounds in the Act.
- Late 2026
The landlord database starts
Every landlord will need to register themselves and their properties, with an annual fee. The government’s rolling it out from late 2026.
- 2028
The landlord Ombudsman
Membership’s expected to become mandatory, so tenants can take complaints about landlords straight to an independent Ombudsman.
- 2035 or later
The Decent Homes Standard
The government’s proposed bringing the Decent Homes Standard into private renting, with 2035 or 2037 being consulted on.
Can’t sleep?
Check your dashboard
It’s 3am and you’ve suddenly remembered the gas safety certificate. Or was it the EICR? Did the new tenants do their Right to Rent checks?
Don’t lie there wondering.
When we manage your property, you see what we see. Open your landlord dashboard and every live tenancy, every certificate and every inspection is there.
And it’s not just a green tick. Tap any line and see what was actually done. The certificate itself. The inspection report and the photos. Who did it, and when.
See the proof, not just the promise. Go back to sleep.
Full transparency on every property we manage, on your phone, any time. No emailing us and waiting for someone to dig it out.
Your London flat
- Gas safety certificateDue 12th Mar 2027✓ In dateAnnual gas safety checkDone 12th March 2026 · Due 12th March 2027Carried out by a Gas Safe engineer
Certificate on file to open and download
Renewal tracked, alert set earlyOpen certificate › - EICRDue 4th Jun 2029✓ In dateElectrical installation condition reportDone 4th June 2024 · Due 4th June 2029Satisfactory result, five year certificate
Any remedial work logged with the invoiceOpen report › - EPCExpires 18th Jan 2032✓ Rating CEnergy performance certificateIssued 18th January 2022 · Expires 18th January 2032Rating and certificate on file
Expiry date trackedOpen certificate › - DepositProtected 22nd Aug 2026✓ ProtectedTenancy depositProtected 22nd August 2026Protected with DPS within 30 days
Certificate sent to the tenantOpen certificate › - Smoke and CO alarmsTested 3rd Oct 2026✓ WorkingSmoke and carbon monoxide alarmsTested 3rd October 2026 · Checked at every inspectionTested at every check in and inspection
Result logged with a photoSee the log › - Property licenceExpires 31st Jan 2029✓ In dateSelective licenceIssued 1st February 2024 · Expires 31st January 2029Licence and conditions on file
Borough rules checkedOpen licence › - Right to Rent, all tenantsLast check 22nd Aug 2026✓ CheckedRight to RentLast check 22nd August 2026Checked for every adult before move in
Evidence kept on fileSee checks › - Last inspection3rd Oct 2026✓ RecordedQuarterly inspectionDone 3rd October 2026 · Next due January 2027Full report with photos of every room
Every room, the garden and the alarms checked
Notes, actions and who carried it outOpen report ›
Tap any line to see what was done
Right to Rent
Checked for every adult before they move in, with the evidence kept on file.
Referencing
Identity, income, credit and previous landlord, before anyone gets keys.
Tenancy agreements
Written for the Renters’ Rights Act, signed, and stored against each tenancy.
Deposits
Protected with DPS and the certificate issued to the tenant within 30 days.
Mandatory certificates
Gas safety, EICR and EPC, with alerts set well before each one expires.
Smoke and CO alarms
Tested at every check in and inspection, and logged.
Rent reviews
Once a year, at market rent, on the right form with two months’ notice, so you’re never left behind.
Online maintenance reporting
Tenants report issues through our online system, any time, with photos. Every report is logged and tracked, and issues get resolved quickly.
Quarterly inspections
Every property, every three months, written up with photos.
Rent collection
Through PayProp into a ring fenced client account, with itemised statements every month.
Licences
Selective licensing varies by London borough. We check what applies, keep it on file and set expiry alerts.
Check in and check out reports
A photo inventory of every room when a tenant moves in and when they leave, so any deposit deduction stands up if it’s disputed.
What changed, and what we do about it
Most of the Act isn’t scary once someone’s handling it properly. The landlords who get caught out are the ones whose agent assumes, or doesn’t tell them.
No more Section 21
Possession now has to be on a legal ground, on a section 8 notice. So the tenant you choose matters more than ever, which is why our referencing comes first.
Periodic tenancies
Every tenancy rolls month to month. Tenants can leave on two months’ notice, so we keep rooms and homes in a state people want to stay in.
Rent reviews once a year
One increase a year, at market rent, with two months’ notice on the right form. We review against what comparable homes are actually advertised at, so you’re not left behind.
No bidding wars, no big upfront rent
Advertised rent is the rent, and rent in advance is capped at a month. Our adverts and our process work to those rules.
Pets and fair lettings
Pet requests have to be answered within 28 days, and you can’t turn people away for having children or being on benefits. We handle the requests and keep the paper trail.
What’s coming next
The landlord database, the Ombudsman, the Decent Homes Standard. We track the dates and tell you what you need to do before each one lands.
You hear it from us first, not from a letter from the council.
Successful deals
Block of flatsTonbridge RoadMaidstone · off market
6 bed HMOHolland RoadMaidstone · off market
8 bed HMOUpper Fant RoadMaidstone · off market
8 bed HMOCharles StreetMaidstone
7 bed HMOFisher StreetMaidstone
9 bed HMOHayle RoadMaidstone
Existing 11 bed HMOHayle RoadMaidstone
8 bed HMOCollege AvenueGillingham
6 bed HMOBoundary RoadChatham
Block of flatsBerkley RoadGravesend
10 bed HMOBerkley RoadGravesend
Block of flatsParrock StreetGravesend
8 bed HMOHeathfield RoadCroydon · off market
6 bed HMOClive WayCrawley
Block of flatsBower TerraceMaidstone
BeforeAfterBlock of flatsSaltdean Park RoadSaltdean
Block of flatsClaremont GardensSurbitonMore money from your property. Without needing to put the rent up.
Most landlords think the only way to earn more is to put the rent up. It isn't. The money usually leaks out somewhere else.
Empty weeks
A room or a whole house, every week it sits empty is rent you never get back. We aim for 97% occupancy across everything we manage.
Tenants leaving
We match the right tenants to the right home, then we keep them happy. Regular contact, the property kept in good order, and everyone sticking to their tenancy. In shared houses we call it house harmony.
If a tenant hands their notice in, we ask why. Nicely. One told us recently he loved the house but felt people on the road could see into his room. We offered privacy screens. He stayed.
No more guessing
£400 one month, £560 the next, £380 after that. That's what a lot of landlords get from their agent, and it's why property starts to feel like it doesn't pay. With us the swings flatten out, and you see exactly why on your dashboard.
The right tradesperson
Not an electrician for a hob on child lock. Not a bench joiner to hang a shelf. Good people we trust, matched to the job, at cost.
We'd rather wait a week for someone who stays two years than fill it tomorrow with someone who leaves in seven months.
We still check your rent against the market. It's just the last lever we pull, not the first.
We put our fee where our mouth is.
The better off guarantee is for landlords switching from another agent. Every guarantee has simple terms, and we'll go through them on your call.
Your letting agent is a letting agent. We're property investors.
Most agents get paid whether your property performs or not. We know it has to perform, because ours need to too. That changes how we look after every room, every tenant, every repair and every bill.
The hob that wasn't broken
A tenant told us the hob was broken. Plenty of agents would've sent an electrician out, paid the call out and added their margin on top.
We went round, had a look, and it was on child lock. Two seconds to fix. No call out, nothing on the landlord's bill.
That's the stuff we won't tolerate. It's one of the reasons we exist.
Want to know what your property should be doing?
Book a callWe’re landlords too
Pineapple Living wasn’t an open door agency until recently. It managed our own portfolio and the HMOs we sourced, built and project managed for our clients. Now the same team, systems and standards are open to you. Our first job is making your property perform, and that means compliant, profitable and full of tenants who want to stay.
HMO specialists
Shared houses are the hard end of lettings. It’s where we started, so a London flat is straightforward for us.
Your money’s protected
Rent goes through PayProp into a ring fenced client account. We hold Client Money Protection and we’re members of the Property Redress Scheme.
Statements that make sense
Itemised per tenant every month, paid out on the 5th, and an annual statement at your year end if you want one.
No exit fees
No notice period and no penalty for leaving. Nobody should be stuck in a bad deal, and we’d rather you stayed because it works.
“All letting agents are the same.” Not quite.
We were investors first. We spent years learning the trade, finding the properties, negotiating, getting them through legals and planning, and raising the money to buy and refurbish them. Then we handed them to agents who put any old person in, didn’t keep an eye on things, and watched them slowly go downhill.
We got fed up, so we started managing them ourselves. That’s how Pineapple Living started, and it’s why we run every property as if it’s ours. Capped fee, no margin on maintenance, nothing hidden.
Our first job is making your property perform. Tenant experience is a big part of that, because an unhappy tenant moves out and that costs you money. So we’re proactive, firm but fair, and we want to know why anyone’s thinking of leaving.
“Switching sounds like a hassle”
We handle it. We deal with your current agent, collect the keys, contact every tenant and set the property up. It usually takes one to two weeks, and you don’t have to make the awkward call.
“I’m in a notice period”
No problem. We take on the management and you don’t pay twice. We start work from day one and line everything up, so there’s no gap when your old agent’s notice ends.
“My tenants will be unsettled”
We introduce ourselves to every tenant and set up our online maintenance reporting from day one. Tenants who feel looked after stay, and tenants who stay are what makes a property perform.
“What about the deposit?”
It stays protected the whole time. Your current agent transfers it inside the deposit scheme, DPS or TDS, straight across to our agent account, and the tenant gets the updated certificate.
“My agent’s fine, I think”
Ask them for every certificate and the last inspection report, today. If that takes them a week, you’ve got your answer.
“What if you’re no better?”
No exit fees and no notice period. If it stops working, you leave. We’d rather you stayed because it works.
Tell us who your agent is. We’ll do the rest.
- Fill this in. 20 seconds.
- We call you, usually the same day, and check your notice terms.
- We deal with your current agent, the keys, the deposit and every tenant.
No exit fees with us, and no notice period. You’re never stuck.
Four quick questions. We’ll call you, usually the same day, and take it from there.
Start my switchNo obligation. No exit fees with us, ever.
We handle the switch
A call
30 minutes on your properties, your tenants and what’s keeping you up at night.
A compliance check
We go through what’s on file and tell you straight what’s missing, before anything else.
We take over
We deal with your current agent, collect the keys, and contact every tenant. Usually one to two weeks.
Your dashboard goes live
Every tenancy, certificate and inspection in one place. Have a look whenever you like, 3am included.
Kettle on
The right people are behind your property now. If we need you, we’ll already have the fix. You just give us the green light.
Dreading the awkward call with your current agent? We’ll make it.
Four quick questions, then it’s off your plate. Nothing goes to your agent until you’ve signed. We only take on a few new landlords each quarter.Start my switchCome and see us.
We’ve got two offices, one in Farringdon and one in Maidstone. Pop in, meet the team and see how we run things. Just book a time first so we’re there.
Farringdon
Our London office, in the heart of Farringdon. Home base for our London single lets.
12-18 Theobalds Road
London WC1X 8PL
Get directions ›
Maidstone
Where it all started. Home base for our HMOs and single lets across Sussex and Kent.
Maidstone, Kent
London landlords ask us
How much does property management cost in London?
Most London agents charge a percentage of the rent, often 10% to 15% plus VAT. We charge 12% including VAT, capped at £200 a month per tenancy. On a £2,500 a month flat that’s £200, not £300 to £450.
How will I end up with more money without putting the rent up?
By stopping the leaks. Fewer empty weeks (we aim for 97% occupancy), tenants who stay because we ask why they’re leaving and fix it, and no call outs that didn’t need to happen. When someone is needed, it’s the right tradesperson at cost, no markup. And if you’re not better off after 6 months, we work for free until you are. We still check rents against the market, but that’s the last thing we touch, not the first.
Why do you limit how many new landlords you take on?
Because the service is the whole point. We only grow at a pace where every property still gets the same standard, so we take on a limited number of new landlords each quarter. If we’re full, we’ll tell you straight and hold a space for you next quarter. And if you just want to talk something through, we’ll always make time for a call.
Is your fee really capped?
Yes. 12% including VAT, and never more than £200 a month per tenancy, however high the rent. The work’s the same, so the fee should be too.
Do I need a licence for a single let in London?
It depends on the borough, and sometimes the street. Many London boroughs run selective licensing for single lets. Tell us the address and we’ll check what applies.
Can you take over from my current agent?
Yes. We deal with your current agent, collect the keys, take over the deposit and introduce ourselves to your tenants. If you’re in a notice period, we take on the management and you don’t pay twice.
What does the Renters’ Rights Act mean for me?
Section 21 ended on 1st May 2026. Every tenancy is now periodic, and you can only regain possession on the grounds in the Act, on a section 8 notice. Rent can go up once a year with two months’ notice. We handle all of it and keep you told.
Are there exit fees if I leave?
No exit fees and no notice period. Nobody should be stuck in a bad deal. We’d rather you stayed because it works.
Do you add a margin to maintenance?
No. We don’t add a fee on top of every maintenance job.
Do you manage HMOs too?
Yes, HMOs are where we started. We manage them across Maidstone, Medway, Gravesend and Crawley. If we can run a ten bed HMO properly, your London flat is straightforward.
Let’s check where you stand
Not ready to switch yet? Tell us what you’ve got and we’ll call you back, usually the same day. 20 minutes, no obligation.
Already decided? Start my switch
Rated 4.6 out of 5 on Trustpilot Book a callWhat’s your first name?
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And your email?
We’ll send your calendar invite here.
Pick a date
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You’re booked
We’ll ring you on at the start time.
Need to cancel or move it? Email living@pineapple-group.co.uk with your name and the time you booked, as early as you can.