Every review we hold for the Edgware office, from every platform, shown as written. First names only.
★★★★★ 1/5
GoogleWhy did our freeholder appoint these robbers to be our managing agents!!!! Taking away our hard earned cash and then saying their is no money to carry out works! I would like to know where it went? When I asked for a refund on my service charge, their response was they spent it on insurance, gardening, cleaning and general maintenance! We not seen anyone in the garden since its winter and the garden is dead, mess inside the building everywhere, infact the residents clean up the halls them selves and nobody has been seen anyone doing any maintenance work. So what did they spend my money on? Give it back or be reported to the police. Avoid this company!!!!
Erez · 11 January 2020
Agent replied
Dear Erez, the facts suggested in this post never occurred, and we are confident the post has been uploaded by the same single person who has uploaded numerous other negative posts for their own purposes over the last year or so. When we have genuine complaints or criticism we are happy to take them on board and respond, but it is impossible to respond to a post that is based on total lies, and all follow the same theme and format.
★★★★★ 1/5
GoogleAbsolutely would NOT recommend aldermartin baines and cuthbert Unfortunately our flats are "managed' by them. They do not return phone calls, rarely respond to any e-mails with an action, simple cleaning tasks require us residents to continually prompt.
They also charge a small fortune for such little service, here for example 10 flats x £2000 each a year = £20,000. Have lived here for 5 years, there's no maintenance schedule, some issues have taken 3-4 years to sort out when all they require is a tradesperson to be booked. Or it takes a couple of months of trying to get something looked at to be finally told it's your responsibility to sort.
I suspect that all of the associated maintenance tradespeople and companies that they use are companies owned or very closely related to themselves or to the freeholder of the building block (perhaps to keep all money spent on the building and over-charge us residents). Suspiciously a lot of maintenance work comes in at a price just under the value at which they legally must consult residents and put the job out to tender.My neighbours told me that Sinclairs Builders and MA Premier Property Services are frequently used and received back handers for works carried out.
Best to avoid altogether or sort out a right to manage if you are already stuck with them!
Meliha · 11 January 2020
Agent replied
Dear Meliha, The facts suggested in this post never occurred, and we are confident the post has been uploaded by the same single person who has uploaded numerous other negative posts for their own purposes over the last year or so. When we have genuine complaints or criticism we are happy to take them on board and respond, but it is impossible to respond to a post that is based on total lies, and all follow the same theme and format.
★★★★★ 1/5
GoogleMy name is hidden for personal reasons as I do not want my firm to be associated with ABC Estates. I met with the owner Richard Davidoff and his Head of Block Management Mark Reed in regards to work to be done on some properties. They had ask my firm to inflate the price on the original quotes given tand to hand over the cash difference to Richard for allowing my firm to carry out the works! I rejected their offer and feel sorry for all the customers who pay ABC for works to be carried out cause the amount of back hand deals that go through their business. Absolutely disgusting and I agree with other people who wrote reviews about how terrible this company is.
Also all positive reviews are fake and written by ABC as they had asked me and my staff to write some for them.
Annon · 10 January 2020
Agent replied
Dear Annon ymous,
The facts suggested in this post never occurred, and we are confident the post has been uploaded by the same single person who has uploaded numerous other negative posts for their own purposes over the last year or so. When we have genuine complaints or criticism we are happy to take them on board and respond, but it is impossible to respond to a post that is based on total lies, and all follow the same theme and format.
★★★★★ 1/5
GoogleHorrible people, do not use! I brought this company forward to the FTT to be appointed new building manager. Their tone changed immediately after the appointment. Decided to maximise on the 2 years contract they had and arranged for an unnecessary large refurbishment, increasing my service charge from £350 to £25,000!!! They described our efforts to find a compromise as "fruitless discussion". DO NOT USE THIS COMPANY ***Let's see if they have the courage to say they do not have a client under my name, like they have done with the other reviewers. I am prepared to publish evidence!***
Irene · 6 January 2020
Agent replied
Irene you applied to the FTT to appoint a Manager, complaining that the freeholder had not fulfilled the repairing and maintaining obligations, and that the property had fallen into disrepair.
The court appointed Richard as their Manager with a remit to carry out the repairs over a 2-year period.
We had an independent Chartered Building Surveyor inspect the property and draft the specification of works which was then costed through a comprehensive s20 Consultation process. We find it strange to complain that works haven't been done, - but then to complain again when we try to progress the works?
We appreciate that it is a lot of money, but that reflects the comprehensive schedule of works.
We are sympathetic to your financial constraints but don't see how we can spread the cost any further than done already.
★★★★★ 1/5
Googlecompletely useless block management company.
From what i have read online in various newspaper articles and online reviews i will not be taking on abc estates to manage my property.
It seems they have been managing properties and instructing builders to carry out work with out their permission. The S20 consultation is not carried out in a proper manner and they use a company called hammer and chisel to carry out the major works.
Various leaseholders have suggested to them cheaper quotations but they turn a blind eye.
Victor · 30 December 2019
Agent replied
Dear Victor, I have checked our records and we do not have a client with this name on our system.
I have checked with my colleagues and no one recognised the situation you portray?
I have to wonder if this post is by a competing agent seeking to tarnish our name?
This negative review is clearly posted by the same person who has posted all the other negative reviews and has a personal agenda.
The facts as you portray them just dont stack up, we always get the clients approval before instructing contractors, and if we didn't use the cheapest quote from the S20 Consultation the lessees would not have to pay. Clearly you are just trying to smear our name.
★★★★★ 5/5
GoogleWe just had a great experience selling our home though Aldermartin (ABC). Stuart Lesser is an absolute gent. He was always positive, responsive and pro-active. Top marks!
Danny · 21 May 2024
★★★★★ 1/5
GoogleI would like to have given zero stars but sadly not possible.
Not just worst property management company, but worst company of any description i have dealt with in last 10 years.
Incompetent, rude, suspicious of fraud - see gardening fees below, mistakes that cost us money, outrageous quotes, don't reply to emails, don't keep promises.
Can't go into it all, be here all day.
Couple examples
1. quoted 25k for lift repair. Refused to get any other quotes. we got done for 2k. many other examples. I expect they are getting 10% on bills so in their interest to get ridiculously expensive quotes.
2. Charged us gardening fees for 3 years (we were too apathetic to check) and we don't have garden.
Don't respond to emails for days, weeks, months, sometimes never.
Take it to the directors then don't bother either.
Still waiting for exaplanation of charges after several months and 20 emails.
They don't care about tenants.
Just in it to make money for landlords and themselves.
Hendon · 9 December 2019
Agent replied
Dear Hendon Labour, I have checked our records and we do not have a client with this name on our system.
I have checked with my colleagues and no one recognised the situation you portray?
I have to wonder if this post is by a competing agent seeking to tarnish our name?
In any event the story you portray could not occur. For works of that level a S20 Consultation would take place and every lessee would be invited to nominate a contractor of their choice.
Similarly at the end of each year all the accounts and receipts are scrutinised by independent chartered accountants for verification and then the final accounts are approved by the freeholder or Directors. It would be impossible for gardening bills to be incorrectly attributed to a block with no garden.
If you have a genuine issue please PM me and I will be happy to look into it and try to resolve it for you.
★★★★★ 1/5
GoogleAbc Estates is the most useless agency in London. Last year they rented me a house that apparently seemed decent, had just been painted! After about a month, mold began to appear everywhere, food, furniture and clothes all thrown away! It was useless to contact them repeatedly, despite the health problems we had caused by mold. They accused us of the appearance of the same. A few months later we realized that there was a mouse at home, then there was an invasion of rats that walked under the floor, pierced the walls, furniture and floor. we did not have peace for a year and did not allow us to leave the house before the end of the contract. we been in touch with them thousands of time but with 0 reply. At the end of the contract, around £ 100 for dust was removed. They make you lose money, time and health. I do not understand how they are still open! This agency sucks, Stay away seriously!
Jaz · 9 December 2019
Agent replied
Dear Jaz, I have checked our records and we do not have a client with this name on our system.
I have checked with my colleagues and no one recognised the situation you portray?
I have to wonder if this post is by a competing agent seeking to tarnish our name?
In any event condensation is recognised by the Environmental Health Officer of the local Borough Council as being a "Tenant Lifestyle Issue".
Condensation occurs when warm moist air (from cooking, washing and showering) meets a cold surface such as a window, or an exterior wall.
The solution is for the tenants to open windows regularly and sufficiently ventilate the property, and also to keep your heating on for longer so that the fabric of the property heats up as well, rather than just "flash heating" the ambient air for a couple hours in the morning when you get up and a couple hours in the evening when you get home from work.
Whilst this is the cheapest solution for you to stay warm whilst you are at home, it does not allow the fabric of the property to warm, thereby allowing condensation to form, which not only damages your belongings but also the landlords property.
If you were charged £100 for cleaning at the end of the tenancy that would be normal protocol. You would not expect the next tenants to put up with your mess would you?
If you have a genuine issue please PM me and I will be pleased to look into it for you and try to resolve it to your satisfaction.
★★★★★ 1/5
GoogleSo pleased to join the legions sharing negative experiences with this company. Safety in numbers so just read the reviews. Would you eat at a restaurant with less than two stars? Have the misfortune of ABC managing one of our properties for five years. Absolutely ridiculous business compared to alternatives. Terrible at communications, terrible at response, negligent on health and safety. Worst mistake our board ever made going with these guys and so looking forward to our next service provider. Make no mistake, going with them can really expose tenants and owners as negligence becomes risk. Impossible to believe in a competitive 2019 market that they are a viable service provider choice for properties. Look elsewhere.
Michal · 26 November 2019
Agent replied
Dear Michal,
I have checked our records and we do not have a client with this name on our system. I have to wonder if this post is by a competing agent seeking to tarnish our name?
I have checked with my colleagues and no one recognised the situation you portray?
★★★★★ 1/5
GoogleAlert to landlords: DON’T under any circumstances use ABC Estates (Aldermartin Baines and cuthbert) as your letting agent. All very well when they want your business, but if things go wrong they don’t want to know. They were well aware that the tenants had caused damage and their electrical suppliers made a dangerous installation of a dishwasher and their inventory clerk failed to make a proper inventory but they refused to cooperate when it came to withholding adequate funds from the deposit. I’m still livid almost a year later.
Daniel · 20 October 2019
Agent replied
Dear Daniel, I have checked our records and we do not have a client with this name on our system. I have to wonder if this post is by a competing agent seeking to tarnish our name?
I have checked with my colleagues and no one recognised the situation you portray?
In any event, the facts as you portray them, don't stack up. Every property gets an inventory that is done by an independent and suitably qualified Inventory Clerk, - not by our in house staff. If they did a substandard job that cost you money we invite you to sue them. If we had a dishwasher installed it would have been by a suitably qualified contractor. If they did a substandard job we would invite you to sue them. For the sake of good order we confirm that we have received no complaints of poor installation of a dishwasher or a defective inventory - nor have we had a ruling from the TDS based on such circumstances. Clearly some skulduggery going on here for ulterior motives?
★★★★★ 1/5
GoogleWorst organisation I've ever had the displeasure of interacting with. Due to poor mainteince a pipe burst and flooded my room, I was never conpensated for the damage to my property. Take weeks to respond to maintenance issues , staff are very rude and very condescending. They steal from deposits by dedicating large amounts for uneccesary cleaning. I'm surprised this business isnt under investigation for its extremely shady business practises
They have responded to my criticism of them being rude and condescending, Rudely and condescendingly .That should tell you enough, also the house rented to us was given in disrepair, and there had been many maintenance issues since which is why I still hold the landlord to blame. Also the fact we could take several weeks to dispute your bogus claims mean that most people won't so I was calling out your exploitative behaviour of people who may need that money urgently and will this accept the bogus charges.
David · 20 October 2019
Agent replied
Dear David, I have checked our records and we do not have a client with this name on our system. I have to wonder if this post is by a competing agent seeking to tarnish our name?
I have checked with my colleagues and no one recognised the situation you portray?
We now have a flurry of similar complaints all of which are factually incorrect and presumably all posted by the same person.
★★★★★ 5/5
GoogleBradley and Stuart were very friendly and transparent, really informative and I would highly recommend them. Clearly know a lot about the industry with a wealth of experience.
Roopal · 21 April 2024
★★★★★ 1/5
GoogleLet a property to me knowing that that pipes were leaking in the flat and that renovations were due to happen during the tenancy but failed to mention the extent of those repairs. They were never in the office when needed and as things went sour with the landlord (who was also absentee) due to the issues around their contractors and the landlords insurance problems, they were unavailable. Worst year of my life was spent in a flat let by this rotten company .The reviews speak for themselves with other people having experienced similar problems.
Sudhir · 4 September 2019
Agent replied
Dear Sudhir,
I am sorry that you feel like that. I have checked with the staff and no one recognised the scenario that you describe and your name doesn't come up on our system? Please advise which address this related to so I can investigate further.
★★★★★ 5/5
GoogleStuart Lesser was extremely helpful and assisted us with our property sales and was most diligent during our transactions. Would highly recommend.
Philip · 3 August 2024
★★★★★ 1/5
GoogleOn top of giving misleading information to rent the property out, their contracts are abusive. Watch out for outlandish clauses (which they won't read to you when they read you the contract before you sign it). My girlfriend got asked to leave a property 6 months early using the break clause, then after 2 months waiting for the deposit they tried to charged over 1k for the months missed from the initial term: forced to leave, forced to pay. The only reason they didn't get aeay with it is because I opened a dispute with the deposit protection scheme and they forced them to pay back. She also got charged for the supposed cleaning of non existing items in the inventory although she left the place much better than it was handed to her in the first place . Really deceitful individuals, find somewhere else to rent from
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Reply to the reply below 26 April 19
It's preditable that were ABC estates to reply to my review it would be with lies and bullying tactics.
1) Almost a year ago now, you were forced to return the money by a watchdog organization that monitors your compliance with the law, this happened because your terms ARE unfair and abusive. If you wanted to get any money back you'd have to take THEM to court, which of course you wouldn't do because you know you'd lose more money: you were just trying to rip a defenseless tenant off of over £1K, like you probably do on a regular basis. The only reason this didn't happen is because I stepped in and helped her handling communications with Deposit Protection Scheme.
2) You imply that the deductions were to do with the state the property was left in. This is another lie. The main bulk of the money you were keeping (£950) was for the months left from the term initially agreed although she was forced to leave early due to the landlord needing the property. The landlord was happy for her to have her full deposit back, it was you and your deceitful terms and practices that were the problem.
2) The landlord himself was appalled that you'd be trying to rip off my girlfriend and apologized to her profusely.
3) The landlord was absolutely pleased with the immaculate state in which she left the house which was far better than it was handed to her in the first place. This was despite you lying when handing the keys to her saying that she didn't need to leave it any better than the state in which you gave it to her, which was pretty unprofessional
Rafael · 28 July 2019
Agent replied
Thank you for your review, our AST agreement is standard, legal and does not contain unfair terms, your girlfriend would have been given the contract, read it and signed it before moving in to the property.
The deposit scheme awarded the refund to the tenant in contravention to the terms agreed in the contract and our client will therefore seek to recover the costs which they are entitled to as specified in the tenancy agreement via the court. The property was not returned in a professionally clean condition which was specified in the inventory check-out and we therefore made deductions from the deposit as requested by the landlord. We have not been ‘deceitful’ in any way, everything was transparent and we are only safeguarding our clients interests as per the contract.
★★★★★ 5/5
GoogleLeasing a flat through Aldermartin Ltd was effortless. Their team was extremely supportive and quick to respond at every stage. I highly recommend their services!
Endrit · 6 June 2024
★★★★★ 5/5
GoogleStuart Lesser was invaluable from start to finish and made sure that momentum was maintained throughout the sale transaction, despite difficulties. He definitely 'goes the extra mile'
Jeremy · 21 April 2024
★★★★★ 5/5
GoogleHaving been through a few block management companies previously, we finally feel at ease using Abc Estates. Richard is a fountain of knowledge and his team are all very accommodating.
Thomas · 23 December 2019
Agent replied
Dear Thomas, thank you for your kind review. We look forward to being of service to you again in the future.
★★★★★ 5/5
View AgentsA fantastic result
Richard was marvellous in guiding us through the Right To Manage legislation and application. The freeholders tried everything under the sun to try and rebut our application but Richard was persistent and professional throughout and the Freeholders capitulated on the steps of the FTT. We are now masters of our own destiny and cant thank ABC (& Richard in particular) for all the hard work.
Paul · 24 November 2017
★★★★★ 5/5
GoogleWhat a pleasure to work with ABC Estates. I’ve found their customer service, particularly Richard, to be exceptional. He goes above and beyond to help. I have been so impressed!
Chris · 4 September 2019
Agent replied
Dear Chris, thank you for your kind review. We look forward to being of service to you again in the future.
★★★★★ 5/5
GoogleWe have 150 flats in our block and the communal gas central heating was always breaking down, our old managing agents failed to grasp the issue and deal with it. We moved to ABC about 2 months ago and after a few call outs to individual flats, they arranged a complete shutdown of the entire system, access to every flat and a comprehensive fix once and for all. A mammoth task but so well done!
Stevie · 11 September 2020
Agent replied
Dear Stevie, thank you for your kind review. We look forward to continuing being of service to you.
★★★★★ 5/5
GoogleThanks Stuart for you five star service, was a pleasure dealing with you, looking forward for many more future business.
Berish · 3 August 2024
★★★★★ 5/5
GoogleBradley in Aldermartin was extremely helpful and assisted us with our property rental. Would highly recommend.
Lean · 23 September 2024
★★★★★ 5/5
GoogleAldermartin Ltd has been fantastic in managing my properties. They ensure I have good tenants and handle all issues promptly and professionally.
Igli · 6 June 2024
Where the same review appears twice we show it once. We leave out reviews that name another agent or another of the brand's offices.
