Ad Hoc Property Management Ltd Leeds reviews

★★★★★ 1/5

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I was an Ad Hoc guardian for 2 years. If you value your mental health, I implore you not to become one. From the outside it looks good, cheap rent, flexible, no long contracts etc, but as a guardian you have zero tenants rights, this means that they can enter your property and your room whenever they want with no warning. And they will. If you’re in the south of England your “inspector” will be someone named Pete Shawsmith, he has a nasty habit of entering rooms without knocking, or knocking once and not waiting for a response. On two occasions when my girlfriend staying over and was in my unit and I’d already gone to work, Pete had entered the room, my girlfriend had been naked in bed both times, and she had to ask him more than once to leave the room so she could get changed and then leave. His method of “inspecting” seems to be to create an atmosphere of constant tension and instil in guardians the fear that they could be kicked out at any point. I left the guardianship that I was living in a few months ago. During lockdown we in the property as a collective had decided to grow vegetables as food security is obviously a pressing issue during a pandemic. Then Pete Shawsmith came round to inspect the property and completely lost the plot at the fact that we’d be growing vegetables, he marched around the property knocking on everyone’s doors telling them they were all evicted. In the middle of a pandemic, when we were all struggling with our mental health anyway. He claimed it was all over and we were all evicted. He told us we needed to rip up all the vegetables we had grown because we were “wasting water”. Around that time I had been displaying COVID symptoms and had put a sign on my door saying very clearly “self isolating due to displaying symptoms, do not enter” He chose to completely ignore this sign and enter my room, WHILE WE WERE STILL IN NATIONAL LOCKDOWN. He saw the dog I had rescued which had nowhere else to go until we found somewhere for it. He called me at work and told me over the phone in no uncertain terms I was evicted and I had 28 days to leave the property because there was a dog in my unit. Obviously upset I left work, went to the property to get the dog and spoke to Pete Shawsmith, where he again said in no uncertain terms I was evicted, it was out of his hands and the owner of the building had said he wanted me out. I had no idea what I would do, panicked, I had to use my entire life savings and borrow money to find somewhere else to live. A few days later I spoke to one of the managers at Ad Hoc about the situation and she told me that I in fact hadn’t been evicted, Pete Shawsmith had said all of this stuff off his own back and didn’t have the authority to kick me out. It also then turned out when the owner of the building came to visit that he didn’t have a problem with us growing vegetables at all, in fact he actively encouraged it. I write this so that other people can take advantage of my experience so they themselves don’t have to suffer. Ad Hoc could be a great company if Pete Shawsmith wasn’t the inspector, he is doing Ad Hoc a massive disservice with his hideous unprofessionalism. Guardianship attract a certain sort of clientele due to the low cost of the rent, and generally they are more vulnerable to poor mental health, Pete Shawsmith is a dangerous person to have around if you already suffer from anxiety or depression by creating a hostile living environment, he treats the properties like prisons, him being a prison guard and the guardian being a prisoner. While he is still the inspector I cannot recommend that anybody moves into an ad hoc property. I told Ad Hoc all of this over a month ago, it was said they’d look into it, and to this day nothing has been done about it and no further contact made.

Marc · 15 September 2020

★★★★★ 5/5

Google

Craig was really friendly and helpful and I'm very excited about moving into the new property!

Katie · 27 March 2024

★★★★★ 5/5

Trustpilot

Daryl is a wonderful person

Daryl is a wonderful person. Accommodating, friendly, and outstanding standing person I have ever seen. 1. He fastening the processes I took in acquiring Ad Hoc property.2. The day I locked my key inside Daryl drove from Newcastle immediately without charging for his time wasted and transportation fair.3. He is such a person that never that will never let his clients down. Daryl is so nice.

Obed · 1 December 2022

★★★★★ 5/5

Trustpilot

A big thank you to Daryl and Lauren for…

A big thank you to Daryl and Lauren for helping me through my journey of moving into my new location. Daryl, thank you so much for your support in sorting out issues.

GBO · 13 December 2024

★★★★★ 1/5

Trustpilot

Words cannot describe

I never rented with them, just got shown about, but my God that was bad enough, it was part of an old school that had been sectioned off, other parts of the school were still active, the person who showed me around was a maintenance guy who seemed clueless, informed me there had been tension between the school and ad hoc and local community so I should do my best to "keep a low profile and be seen as little as possible" and although there was lots of outside space I should "avoid using it if possible". There were about 6 shared toilets between 12 or more rooms, they were tiny first school children's toilets from when it was a school that had huge gaps inbetween the cubicles, the only sinks were in the toilet areas and there was one old disabled children's shower with a rusted filthy floor to it, I'm talking orange rust mixed with black mould, the kitchen has no appliances or storage space and all I could be told is this would be happening "soon", the maintenance guy told me he HAS to do weekly inspections and that he can't give any warning otherwise it wouldn't be a "proper inspection", I asked him if he knocks and he gloated he always does despite technically not having to, noped out of there hard, wish I took pictures and reported them looking back, saw one of the current tennants on my way out, he confirmed the guy doesn't always knock, sometimes just walks in like he owns the place and acts surprised when you're actually in which made that tennant suspect he was going in there randomly when he wasn't there more than he should, but hey that's what you get if you don't check the small print that says some weird guys can just burst in at any moment for a "random inspection" also gates were locked from 11pm to 7am so if you needed to go in or out at that time which you "weren't really meant to" then you could "just climb the gate" it was a right squat just one that you had to pay for, illegal immigrants luckily aren't allowed to rent with these guys due to documentation issues but I'm sure they will be thankful and end up in a much nicer slum.

Tokey · 2 July 2020

★★★★★ 4/5

Trustpilot

Thank you Hasnat!

Hasnat was a great help and settled any nerves I had. He had constant communication and made sure he was always reachable if there were any concerns. Any issues there were, e.g my tap issue, he was more than ready to find a solution. Always remained professional and checked the property with me to make sure everything was working as it should. Made the transition transparent and to the point. Thank you!

DJ · 27 January 2022

★★★★★ 4/5

Google

Lauren was brilliant without her help, patience and assistance I would not have completed in the time I needed to change over from my last let. Thank you

Gordon · 26 January 2025

★★★★★ 5/5

Trustpilot

Fantastic staff experience

Rebekah does an amazing job of managing the property and keeping residents happy and heard, problems are always addressed as quickly as possible and the communication is clear and kind. As a queer person it can be stressful finding properties and the no-questions-asked acceptance towards my presentation has made me feel extremely safe and comfortable with Ad-Hoc. By far the best property manager I have ever had. :)

Leda · 23 April 2025

★★★★★ 5/5

Trustpilot

Excellent

The whole experience has so far been easy, fast and enjoyable, something I haven’t experienced before as usually moving is a pain! Trina is a star and has made me feel really welcome, and has been there to help with anything I need or answer any questions. She is super efficient and has made this experience a great one.

Tilly · 21 April 2023

★★★★★ 5/5

Trustpilot

Extremely helpful throughout…

Hasnat was extremely helpful throughout the whole process. He made finding a new place a stress free and smooth process. He helped me and my friend secure a beautiful home was professional patient and very helpful and answered all my questions about the accommodation and the local area. I am very happy with the experience and would highly recommend. I am looking forward to settling into my new place. Thank for your help!

Francesca · 14 June 2021

★★★★★ 5/5

Trustpilot

Ad Hoc in Wincanton

I stayed with Ad Hoc in Wincanton.

Mark · 27 January 2026

★★★★★ 1/5

Trustpilot

Not for the faint hearted

The biggest issue with ad hoc properties is the lack of even a basic standard of living. The properties are substandard with very basic, often grubby rooms, kitchen and bathrooms. The very poor standard of living at these properties genuinely wouldn't be acceptable for a homeless shelter but appears to be legal in this housing scheme. I know some guardianship properties are better than others however the few I have seen are not the sort of places 99% of the population would ever stay through choice. The scheme boasts this basic living is basic because it is 'affordable', however this is only in comparison to the skyrocket prices of housing/ private rent which is out of reach for the high majority of (even full time like myself) working folk who simply cannot afford ‘’normal housing. It is most definitely NOT affordable in comparison to social housing rent and the average mortgaged property (who in addition doesn't have to share any of their facilities such as a kitchen and bathroom with strangers). Ad hoc state that they are entitled to perform inspections of private rooms at any point without notice which I feel is unnecessarily invasive and surely an infringement of basic human rights. Again this is justified as the guardians are licensees and not tenants.Basic safety and maintenance is also a problem, issues with unsafe electrics, no hot water, no access to mains i.e. fuse boxes, not enough shower/ washing facilities for number of residents. I feel the scheme of property guardianship in principle is a very good idea and it’s a shame its not a better quality.

Crispy · 20 September 2022

★★★★★ 5/5

Trustpilot

Super helpful

Thank you so much to Lauren for all of your help!You made a stressful situation much easier to manage! Lauren was super helpful, really friendly and kept me informed throughout. Really great experience, thank you!

Bethan · 29 August 2024

★★★★★ 1/5

Trustpilot

I recently viewed one room in an Ad Hoc…

I recently viewed one room in an Ad Hoc property in Stockport, near Manchester. The room was an absolute dump with wallpaper ripped, no carpet, and they didn't even sweep the floor that was full of rubbish, but it was only £200 to rent, so I thought I can make this room habitable and live in it to avoid high rent costs. I work as a contractor in Stockport which is about 4 hours drive from home for me. It is impossible to commute and the cheapest bed and breakfast in Stockport is £40 a night .I paid the £100 for background checks and after that I read these reviews and changed my mind. Another thing that made me change my mind is a warning about pest control at the entrance of the property.Before signing anything about the online background check, I called Ad- Hoc and asked them to refund my £100 and explained that I didn't even start background check procedure. Their reply was that after escalation to the superiors, they are not refunding my money and they said, it is because the room was already booked for me which is a pack of lies in disguise. I call what they did to me the real name (theft).However, I am glad I limited the damage and only lost £100, it could have been the £100 and the £300 deposit as well as being with some violent and psycho lodgers, and it could have been the loss of my life or my limbs. I had a sneak preview about property guardianship with AD-Hoc for £100. "We live and learn"

Slimane · 23 October 2018

★★★★★ 1/5

Trustpilot

I’m currently an Adhoc guardian and I…

I’m currently an Adhoc guardian and I would urge anyone to avoid becoming a guardian if you can help it. Yes traditional renting is super expensive but can you cope with strange men entering your private bedroom with NO warning? I’m not just talking about ADHOC workers but maintenance people from the council etc. I am a young woman and I find this very concerning. I’ve never really had a problem with any of my housemates- the majority are pleasant nice people but dealing with Adhoc has been a constant nightmare. I’m not actually sure what ADHOC do to give a service to any of their guardians. They don’t repair maintenance issues promptly or at all, they barely reply or respond to your concerns, they don’t provide any thing that you might require for a house share such as an oven or a washing machine or fridge.We live in a council properly and pay a guardian fee to ADHOC but get nothing in return from them in terms of value for money. Adhoc don’t provide the property- the council does so what actually are they spending the thousands of pounds that they get from their guardians every month on? If they find your bedroom to be ‘messy’ they may issue you a warning. I say might because they use this for some guardians and not others. I’ve received a formal warning for leaving clothes on my floor however I’ve known other guardians to have excessively messy rooms 24/7 yet have been left alone. It’s one rule for one and one for another and it’s very patronising being told to tidy your bedroom as a 25 year old woman. I can only describe being a guardian as super depressing, you don’t have any tenants rights and this is fully taken advantage of- I’ve known guardians deposits to be whitheld once they have moved out for no reason. On one occasion the shower room was out of bounds with no prior notice given to guardians and around 15 people were using once makeshift shower. This company should not be allowed to continue to exploit people in dire circumstances usually on the Cusp of homelessness.

Tara · 14 September 2018

★★★★★ 5/5

Trustpilot

What an amazing service!

What an amazing service!Our small social enterprise became Property Guardians of a premises and it has been absolutely brilliant for us. The scheme is ideal and offers flexibility and low-risk as well as excellent value. It allowed us to test out our services for our local community.Nikki, Daryl, and Dave, are all superbly responsive, kind and helpful. They work quickly and professionally to solve any queries or problems and are supportive. Communication was excellent throughout and we look forward to working with them again. I thoroughly recommend Ad Hoc and the exemplary service they provide

Victoria · 12 October 2024

★★★★★ 1/5

Trustpilot

The company is a complete scam

The company is a complete scam, please avoid at all costs as both, the tenant and a property owner. I personally strongly suspect that the reviews here must be fake. I went for a viewing for a whole property to be rented by two people, a room each.They offered to rent the place as it is or pay a bit more to have the kitchen fitted and bills included.We decided to take the place and pay more for them to fit the kitchen. The agent promised a cooker, a washing machine and a fridge.I was a bit skeptical on this, so I asked about it multiple times at different days and intervals, each time we were reassured it will be done. The agent even said they have spoken with their manager and it's all confirmed - the three items will be fitted - no worries at all! He said he'll even try to get the bathroom polished up. Well you can guess what happened next - we paid the holding deposit, said no to other places, and come closer to the move in date, they went back on the word the agent made.The reasons for this warried, the agent said that they changed this as a policy a day before we agreed to rent the place. The next call he said they are only doing this for houses with 4 rooms and on the next call houses with 3 rooms.Whats sad is that the stuff they'd need to fit costs £400-500 in total on Amazon. The real price for them is in the £250-300 range, since they can write off VAT and business expense it. That's basically two weeks license fee for one room. In fact if you account for all the costs, such as referencing any new tenants via 3rd party, reputation damage, agent time and fuel to rent the place out again, I strongly suspect they lose money on not providing these items and losing us as potential tenants. When I spoke with the manager about this, to me, it was clear it's not the first time she's dealing with people complaining about such lies during the viewing process.She started by phrases along the lines of "I have a waiting list for this house", "guardianship isn't for everyone", and progressed all the way to saying that she will put the house back on market right away and we can't have it. Right now, I'm screwed, since I have no place secured to live at and no time left. She knows it and exploits that to get people to rent their run down houses after lying to fit the houses with certain things during the viewing process.EDIT: seeing their response below, their attitude towards how they do business is very clear: they will make mistakes and their customers will pay for it. How dare those customers not accept their explanations! Normal businesses cover their own mistakes, write off a lose and improve their processes. Not Ad Hoc! I must pay for their mishaps! Unbelievable joke.If anyone else runs into a similar issues with them, please instantly report them to "property guardian providers association". This is unacceptable business behavior and their response is a complete joke.EDIT 2: I won't respond here anymore, but I'll just say that I'm happy this is public for people to see what kind of people work at the company. The person is clearly showing a complete lack of empathy and common sense.If the person responding here had a pub, if you'd order a dish and the wrong order came back to you, they'd say "we already explained that the staff is new, we will not bring you what you ordered, eat what we brought".I don't "appear" to have had a bad experience, I literally had the worst experience possible: viewed 10+ places, picked this one due to what was promised, said no to all the other places. Ad Hoc ends up not delivering on what they said and says I can no longer have the place as they'll put it back on the market once I complain to them about this. This is the worst possible behavior imaginable and it's clearly an extremely shady company.

Bert · 23 August 2022

★★★★★ 5/5

Trustpilot

Very quick and really friendly staff…

Very quick and really friendly staff that make the process easy to understand.

Tee · 5 August 2026

★★★★★ 2/5

Trustpilot

Too busy for anything

I don't usually give bad reviews, but I'm really annoyed this time. They're hard to get hold of. They're always so busy it makes me wonder if they're short staffed. I was looking for a new room and found this big room for a really good price. However, after I went through all their very thorough checks they told me more than 2 weeks later that they had problems with their HMO licence and I had to find another place. They also told me they would give me back the holding fee. This happened in August this year and I'm still waiting for it now. It really annoys me because landlords would freak out if their tenants don't pay their rent on time, but we're supposed to wait months for them to give us back what they owe.

O · 9 October 2024

★★★★★ 4/5

Trustpilot

Great check-in

Another excellent, very professional check-in with Federica, we can't praise it enough. It's our third property with Ad-Hoc which we consider a great alternative of flexible accommodation, although the price/fee for couples could be lower( considering the big size of some rooms) avoiding couples to rent two rooms. A big room rented for 600/650 to a couple and a single for 400/450 to a single, seems even more profitable than renting two to a couple for 450 each. Unless they fight often :), a couple will end up using only one of the rooms most of the time and common areas of the property to cook, eat, read...A special mention to the maintenance Ad-Hoc staff (Mark and Claire) always very kind and helpful.

Carla · 8 October 2024

★★★★★ 5/5

Trustpilot

⭐️⭐️⭐️⭐️⭐️

I recently had the pleasure of renting a room from ADHOC, and I cannot recommend it highly enough! From the moment i arrived, i was greeted with a warm and welcoming atmosphere that made me feel right at home.What truly set my experience apart was the exceptional service provided by Mr Daryl. From the initial renting process to my check-out, he was incredibly responsive and attentive. Any questions i had was answered promptly, and he went above and beyond to ensure my stay was comfortable and enjoyable.If you’re looking for a beautiful house or room to rent with a fantastic property manager who truly prioritizes their guests, look no further ADHOC is a gem! 😃👍🏻

Eric · 7 October 2024

★★★★★ 5/5

Trustpilot

Thank you ad-hoc!

I was a guardian with ad-hoc 2 years ago. I had a positive experience but was very gutted when the landlord requested the property back.I have become a gardian again with ad-hoc this week. Positive start. Hasnat has been very helpful. He has been in touch regularly to make sure that everything is going well and a few practical details were dealt with efficiently!I would recommend people becoming guardians with ad-hoc!

Ludo · 5 August 2021

★★★★★ 5/5

Trustpilot

Like to say thank you to Lauren and I…

Like to say thank you to Lauren and I think dave hes name was for all the help they provided me to move into 1 of the properties hassle free thank you

Ivan · 7 October 2024

★★★★★ 4/5

Trustpilot

Ad Hoc is such a great idea

Ad Hoc is such a great idea, offering exceptionally reasonably priced, short term rentals. Mine lasted two years, so no complaints from me! The staff are friendly and extremely responsive when you need anything. In Liverpool, Ellie, Graeme, Lee and Rob were always willing to ensure that the property was well maintained, safe and secure. They will also do their very best to find you another place when the time comes. Highly recommended.

Flloyd · 8 February 2021