5/5
GoogleKelly has been very welcoming and supportive all the way through. Always ready to answer my many questions
Trusted Agent profile
Ad Hoc Property Management Ltd letting agents in Angel and Birmingham
★★★★★
864 reviews across 2 offices and 3 platforms
Ad Hoc Property Management Ltd has two offices, in Angel and Birmingham. Together they have 864 reviews on three platforms, rated 4.4 out of 5 overall.
222
Reviews on Google
All 2 offices
75
Reviews on Facebook
Business-wide
567
Reviews on Trustpilot
Business-wide
Our offices
Ad Hoc Property Management Ltd's two offices, most reviewed first. Each has its own page.
Latest reviews from every Ad Hoc Property Management Ltd office
Newest first, from every platform, with the office each review is about. First names only.
Google4/5
GoogleBeen with ad hoc 2 months now great spaces for good prices bit annoying with the 28 days notice as I have to move to another property but thanks to Pablo and Kelly for finding me another place to stay Thank you!!
5/5
GoogleExcellent customer service by their professional and friendly employees both over the phone and the property. Also really quick to respond in regards to any maintenance issues in the property.
5/5
GoogleThis is great! I've just rented an amazing property for really cheap especially thanks to agent Pablo who was always very available, friendly, informative and prepared. Thank you.
4/5
GoogleI had a problem with one the members of staff regarding the heating in my property as upon phoning them branch to my suprise the member of customer service was very rude and didnt seem to care that I threatened to report to head office or about the fact my heating had not worked since I moved into the property (Bear in mind it was a very cold period in October!). Another member of staff named (Pablo) then took over my case and said he will take care of everything. Within a week I recieved an apology email from the regional manager, a full refund and the rude member of staff called me and apologised. So although it was a terrible experience the way in which Pablo dealt and compensated for it really made up for it and I was told it rarely happens that's why I am giving them the benefit of the doubt and rate them 4 stars ONLY because of the way in which the second member staff dealt with the situation.
5/5
GoogleI've been with Ad Hoc for 6 years and have also had brief experiences with two other guardian companies. In both cases I have come back to Ad Hoc and am glad I've done so. The company is Dutch in origin and I have found them to be very helpful and professional in culture, They have gone above and beyond on a number of occasions and this has been much appreciated. In properties which have been shared, I have found better housemates than in private accomodation, as Ad Hoc does interview and vet the guardians. I got into this via a friend's recommendation and the people I've recommended As Hoc to have been pleased they joined. The people I have met through this tend to be freelancers, creatives and people looking to save to get on the property ladder, and have included an air hostess and air steward, nurse, logistics manager, prop designer, police officer, opera singer, artist and delivery driver. In terms of the use of such a service to a property owner, we have turned people away from entering, and the fact that the properties are used and occupied would deter most persons. We generally have a WhatsApp group running at a property and of there's any suspicious behaviour outside we all know about it and show the building's busy. The friend who initially told me about Ad Hoc described guardianship as 'adventurous living'. This has proved to be correct. I have lived in truly amazing properties and also some which I would describe as having potential. In the latter, guardians have given the walls a fresh coat of paint and enjoyed living in a great area at a reasonable price. I have been in places for 2 years, also for 2 months. As Hoc do give you 28 days notice which is more than many guardian companies, and give you priority in finding another place. Becoming a guardian is for those with a positive and flexible attitude. In my present place we have been thanked by the new owners for looking after the property and I have found a good central location to move to. Am looking forward to the next chapter. The property guardian system is one which should be promoted and supported. It is good for the owners to have vacant properties protected without long term commitment to tenants, and helpful for those seeking sensible prices especially in places such as London.
1/5
GoogleRenting from this company was the worst experience ever. I ended up being asked to leave one of their properties because the two other guardians did not adhere to the terms of their individual contracts despite this having nothing to do with me. There were various inconsistencies especially since two guardians had a personalised contract made for them because one of the managers was a relative. Not many of the staff were helpful and when I raised my concerns to management no one wanted to take accountability. They would claim they are attempting to help to cover their behind but in reality they were very dismissive. When I vacated the property the accounts team failed to cancel my account and billed me for another months rent saying they did not know where my keys were. I am still waiting for my deposit from them. Overall, in my experience communication is very poor; they are inconsistent and in some instances misleading and some staff members are rude and condescending. The maintenance lady Doreka & Property inspector Pete are very nice.
1/5
TrustpilotPoor service, some staff (Chris from Yorkshire area) condescending
Very fast and efficient when signing people up for a licence agreement, but once you’re in the property they don’t want to resolve or repair issues. There’s a leaking radiator in my room that was reported over a week ago which has soaked quarter of the carpet. I’ve also had no heating or hot water for a week. No one answers the repairs phone number, so I had to call sales and report it. There’s also a broken tile in the shower room which someone could cut their foot on. Again, they just don’t care. Inspections are every month and are very intrusive. My room is very small, but some staff literally walk around the room. I’m a landlord myself and thought this scheme would be ideal in-between renovating and letting a property and buying another. I would not dream of wandering around someone’s bedroom during an inspection. Some staff such as Chris (Yorkshire area) come across as condescending. I mentioned an issue with the property while he was showing some people around and as I was walking off he said ‘that was a strange conversation’, joking like a seedy salesman! You have to weigh up whether it might be worth staying in a HMO instead. Given that repairs will be dealt with property in a timely manner, you won’t have intrusive monthly inspections, you usually won’t find condescending staff/landlord, you have more rights on a AST compared to a licence agreement, you will be given more notice if you need to vacate.
3/5
TrustpilotWorth trying for a while but always have an emergency alternative
I am a guardian for Ad Hoc in the north of England and we do not have the problems I have heard of in London as the housing situation is not so desperate and they have to try harder to recruit occupiers. On the other hand that means the licence fee is sometimes not that much lower than a normal rent for a room in a shared house. I have a self contained bedsit which is a very good deal. I am though not happy about the way they avoided telling me that the fee does not include council tax, which it usually does in a guardian property, until I was actually signing the contract. Judging by the demand letters piling up in the hall, I seem to be about the only person in the building who is paying their council tax and I feel that Ad Hoc tacitly colludes in this evasion by not making the situation clear. The main problem with guardianship is that the property owner and the guardian company each see maintenance as the responsibility of the other so neither of them does anything. I have no confidence that anything would get done in an emergency. I also have a gripe about my January direct debit payment failing through no fault of my own, the money was there and my bank could not understand why it had not gone through so obviously there was a problem at their end, but the accounts office wouldn't listen and just treated me like I was trying to get out of paying. I explained to them that 2nd January is also a bank holiday in Scotland where my bank is and the accounts person made that disparaging noise that Londoners always make about Scots. I found this quite objectionable. By the way I have noticed that there are very few guardian properties in Scotland, probably because the tenancy laws there are harder to get around.
1/5
FacebookBeing a property guardian is great.... until you need anything from Ad Hoc. Service from Ad Hoc is absolutely horrendous. When I first moved in over 2 years ago the heating and hot water came on for about an hour just before lunch time. Which was a total waste since everyone was at work. We contacted Ad Hoc to try and change the heating schedule but nothing ever happened. And so I gave up on Ad Hoc and bought a heater for my bedroom and boiled to kettle to do the washing up, have a shave etc. Not too much of a big deal. But now... We have been without a working shower for almost 3 months (between 5 guardians). And for a little over a week the cold water from the kitchen tap hasn't been flowing. Meaning if we want cold water to cook with or drink we can either get it from a) the toilet sink or b) go upstairs, to a part of the house where the electricity has been turned off (and so no lights or heating) and use a tap that hasn't been used in over a year. It feels more like camping than living in a house.
1/5
FacebookBeing a property guardian is great.... until you need anything from Ad Hoc.Service from Ad Hoc is absolutely horrendous. When I first moved in over 2 years ago the heating and hot water came on for about an hour just before lunch time. Which was a total waste since everyone was at work. We contacted Ad Hoc to try and change the heating schedule but nothing ever happened. And so I gave up on Ad Hoc and bought a heater for my bedroom and boiled to kettle to do the washing up, have a shave etc. Not too much of a big deal. But now...We have been without a working shower for almost 3 months (between 5 guardians). And for a little over a week the cold water from the kitchen tap hasn't been flowing. Meaning if we want cold water to cook with or drink we can either get it from a) the toilet sink or b) go upstairs, to a part of the house where the electricity has been turned off (and so no lights or heating) and use a tap that hasn't been used in over a year. It feels more like camping than living in a house.
1/5
TrustpilotAvoid at all costs
I rent a property from these guys, supposed to be a property guardianship which is apparently affordable but don't be fooled they are a rip off. It started with the £150 non refundable registration fee and a deposit of £350 but hey this is the UK and rental charges don't come cheap so I signed up. I attended a viewing with one of their guys a lady, property is at Ector road Lewisham. The place was unfurnished and I mean barebone. Not even the wallpaper was done. I spent close to £800 fitting wallpapers, carpets, toilets leaked so I called them in, they apparently fixed it but it still leaked so I got it fixed at my expense. parts of the house was rotten (boards of wood, entrance and back door I also got those fixed). Property is a two bed property and they let me have it initially for £300 a month, recently increased prices to £350 a month. But you see considering the cost of rent in London I thought hey I could make some savings here, thus why I spent a sum fixing the place. After I had fixed up the place, it became habitable. About 3 months into staying here, they came around (without any announcements, I mean these guys have no respect of privacy), but anyway they came to the place, and called me to tell me that I couldn't use the two rooms in the property, that although I was paying for both rooms I could only use one; Mind you I have spent this fortune fixing both rooms, kitchen, bathroom etc. Their problem is that although I live alone, the fact that I have fixed both rooms shows I have someone staying with me. I told them that I fixed both rooms because quite frankly it was a complete dump, anyhow they kept to their stand and that If I wanted to use both rooms then they had to increase the rent to £700 a month. I thought about this and decided I don't need both rooms, so although I have fixed both rooms including getting beds for both rooms, these guys came around (again when I wasn't at home and locked up one of the rooms). About 2 months later, I asked them to come open up the locked room so I could take out the bed, they obliged. Just last week again they called me and gave me an ultimatum, either I stop using both rooms or I leave the property in 28 days, I told them I sleep in one room, yes the other room has a bed in it but I can't sleep on two beds, occasionally I may get a visitor that is when I may use the second room. Again they said they had come to the place (again in my absence) and seen that there are two beds in the house (one in each room) of course there are two beds, I fixed up both rooms thinking I could use them, I even carpeted both rooms, but I only use one since they told me that I could use only one room. I don't know if it is the lack of understanding or their lack of communication skills. Today whilst at work, they called me, again that they had come to the place (in my absence) that they have moved all my stuff into one room in the house and locked the other room, (carpeted, wall paper done everything) they don't care that I have fixed both rooms, I am paying for the house but can only use one room. But the worse part for me, that when they came there somehow *here is where their lies get caught in their throat*, when they were leaving, they broke the front door key so they had to replace the entire front door lock. Effectively I am locked out, so I should report to their Islington office (in the next 30 minute as their office closes at 5.30 pm, they called me at 5pm) to collect a new key. I work in Purley Way Croydon, that is about 1 hour 40 mins to 2 hours drive drive in rush hour traffic. Since I am not superman, I definitely can't make this impromptu appointment, so as I post this review from my phone, I am outside the property, locked out and have nowhere to sleep tonight, on the 24th of January 2018, on an English winter's night. (cold rain, wet and windy weather forecast for the night). I thought you could get some affordable place to stay, but from my experience, I endeavour you, think twice, no think three times before you sign up with these guys. I have seen some properties around Eltham and I am going to try my luck with them, hope I can get my deposit quickly enough. PS: I intend to rip off the wallpaper and take out the carpeting, I might even undo the plumbing that I got fixed. But take my advice, avoid Adhoc Property at all cost.
5/5
Facebookexcellent and professional support from the team at ad hoc , many thanks guys.
5/5
Facebook5 stars
5/5
FacebookRating only, no written review.
1/5
FacebookCheap rents, cheaper service. They are only concerned with filling properties to get as much money as possible - after a property is full, with absolutely whoever they can get, they stop pretending to care. If you report actual problems to them, like my bathroom light being stuck on for SIX MONTHS even though they assured me it would be fixed before moving in, nothing gets done. Still isn't fixed. If you have problems, be prepared to be told your problems don't matter because your rent is so cheap that you don't have the right to complain. If you have genuine concerns about your fellow housemates and report this, expect to be included within the email that goes to everyone, not just the people smoking inside. WHEN they ring you asking you to help them out and they will give you money, don't expect to get that money.Expect to live in a cheap, dirty property with many problems and no support and you'll be ok. Expect anything more and you'll end up leaving a 1 or 2* review, even when they offer potential prizes for good reviews.
1/5
FacebookAd-Hoc lost the contract with Newham Council due to their unsuitable living conditions breaching so many standards that we had to get kicked out of our properties. That was because of a direct result of their incompetence and lack of care for the people they get on board. You can't get in touch with anyone from maintenance. Finance pretty much lie through their teeth about their correspondence, and the only thing that had spurred them to do any fire safety checks on the last property I was in was most likely down to recent events, as I had been living there for 8 months, with not a single fire safety check.Stay away.
5/5
FacebookRating only, no written review.
1/5
GoogleRating only, no written review.
3/5
GoogleRating only, no written review.
1/5
GoogleDilapidated accommodation, radiator does not work and neither does the gas stove.
1/5
FacebookI was living with Adhoc Property Guardian since October 2016 in west London. They lie about facilities and services. I was relocated this Feb and within a month I've got another notice to leave. I wasn't even settled in. I might just be unlucky that I always get to choose the places that are taken back by the client or what. But, I've decided to rent privately now. This kind of property Guardianship scheme is not suitable for people with full time job and who want to live with their family. If you consider the amount they charge for some of the properties, it's not cheap anymore. If you can spend £500-600 to be a property guardian for a studio flat, spend a bit more and rent privately. Won't recommend anyone who doesn't want to move every couple of months.Advice to the agency:Please get a contract with your client before you let guardians come in. This is inhumane to move people out within few days of moving in.
1/5
Facebook*Updated 21st Jan 2020* I've been a property Guardian with Ad Hoc a good handful of times over the past few years, up and down the country. And as of 2019/2020 am a current property guardian. As a concept the idea is great, I love the fact that I can make a valuable contribution to the community by protecting properties from being vandalised etc... all the while saving money. On the whole, the experience is a good one - with some persistent annoyances which have caused me to reassess my original review as not being wholly representative of the facts. Happy to give my opinion on what it's really like living in such a property, suffice to say it has its ups and downs. Often dependant on the building you are in and which Ad Hoc office you are assigned to. Great when moving into a new area, great as a means of saving money. And if this was your only motivation then it's a no-brainer.
1/5
Facebook*Updated 21st Jan 2020* I've been a property Guardian with Ad Hoc a good handful of times over the past few years, up and down the country. And as of 2019/2020 am a current property guardian.As a concept the idea is great, I love the fact that I can make a valuable contribution to the community by protecting properties from being vandalised etc... all the while saving money.On the whole, the experience is a good one - with some persistent annoyances which have caused me to reassess my original review as not being wholly representative of the facts.Happy to give my opinion on what it's really like living in such a property, suffice to say it has its ups and downs. Often dependant on the building you are in and which Ad Hoc office you are assigned to.Great when moving into a new area, great as a means of saving money. And if this was your only motivation then it's a no-brainer.
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Questions about Ad Hoc Property Management Ltd
Which Ad Hoc Property Management Ltd office has the most reviews?
Angel has the most, with 778 reviews rated 4.4 out of 5, followed by Birmingham with 658.
Where are the Ad Hoc Property Management Ltd offices?
The two Ad Hoc Property Management Ltd offices, by town:
- Angel: Unit 20 & 21, Gate, City Road, Angel, EC1V 2PT
- Birmingham: Unit 6, Avenue Terrace, 30 Avenue Road, Birmingham, B6 4DY
