Job Description

Senior Property Manager - Oxford (Primary) & Coventry (Secondary)

Salary: 40,000 per year + benefits
Location: Oxford (on-site, portfolio-wide)
Hours: Full-time, Monday-Friday, 9:00-18:00, with emergency on-call rotation
Hybrid: 3 days in our Oxford office (OX2 0DP) + 2 days WFH; Oxford site visits every 2-3 days per week; Coventry visits scheduled by need

Portfolio Scope

Oxford: up to 125 rooms (primary responsibility)
Coventry: up to 25 rooms (planned, lower-frequency oversight)

Mission

Own the portfolio end-to-end. Keep properties compliant and presentation-ready, tenants supported, contractors productive, arrears low, and voids minimal. Lead standards, fix what's broken fast, and build systems others follow.

Core Outcomes

Occupancy at or above target with minimal days-vacant between tenancies. Full legal/HMO compliance with zero expired certs or missing evidence. SLAs met: urgent issues triaged within 4 hours; non-urgent works instructed within 24 hours; tenant comms acknowledged same business day. Arrears within agreed band and accurately reported. Portfolio presentation standards consistently met across checks, move-ins, and marketing readiness. Clean audit trails: keys, inventories, photos, invoices, and property files complete and current.
Responsibilities

Portfolio leadership: plan the week, allocate priorities and run a clear cadence for inspections, compliance, maintenance, and turnarounds. Tenant operations: handle escalations, set expectations, close the loop in writing, and protect quiet enjoyment and house standards. Compliance control: maintain EICR, EPC, Gas Safety, fire checks/servicing, deposit protection and prescribed information; manage HMO licence conditions and evidence packs. Maintenance & contractors: scope, instruct, supervise, and sign off works; verify quality with photos/video; control costs and maintain a preferred-supplier list. Check-ins/outs & turns: deliver smooth move-ins/outs, complete inventories and dilapidations, manage keys/lockboxes, and hit turnaround targets for marketing and re-let. Arrears & finance liaison: track ledgers, follow agreed arrears stages, document contact, and coordinate with Finance on payment plans and reconciliations. Coventry oversight: plan grouped visits, execute a hit-list, and report outcomes/risks; ensure the same standards as Oxford. Evidence & data hygiene: keep CRM, compliance folders, photo logs, and job notes complete, dated, and audit-ready. Continuous improvement: tighten SOPs, SLAs, and checklists; remove failure points; train others on the standards you set. Emergency response: participate in the rota, make decisive calls on safety and security, and coordinate rapid remediation.
KPIs

Occupancy % and days-vacant between tenancies. Compliance score: % properties fully compliant with evidence on file. SLA adherence: response, instruction, completion, and communication. Arrears % and recoveries per month. Turnaround timing: notice-to-market-ready and market-ready-to-move-in. Quality: inspection/presentation scorecards and rework rate on jobs.
Requirements

3+ years managing multi-unit HMO/co-living/student portfolios in the UK with direct field responsibility. Deep working knowledge of HMO licensing, safety regs, Section 8/21 basics, deposit protection, and evidence standards. Proven track record delivering high occupancy, tight compliance, and fast turnarounds. Strong contractor management and cost control; comfortable scoping and signing off work. Operational discipline: photos, logs, checklists, and accurate records without chasing. Excellent written and spoken English; confident with tenant escalations and stakeholder updates. Full UK driving licence and regular access to a vehicle. Right to work in the UK; ability to be on-site in Oxford routinely and Coventry as required.

Tools

CRM (Zoho or similar), compliance trackers, digital inventories, photo/video evidence capture, shared drives for audit packs, basic spreadsheets/dashboards.

How to Apply

Email your CV to rahul@thekarnani.com with a one-page outline of your first 60-day plan for stabilising a 150-room two-city portfolio including your inspection cadence, compliance control method and turnaround targets along with your CV.

Job Types: Full-time, Permanent

Pay: 35,000.00-40,000.00 per year

Work Location: In person