Property Manager Plumber London — Single Contractor, Single Invoice, Zero Call-Out Fee
The London block-manager and letting-agent contractor for emergency plumbing, heating, drainage and compliance — £5M Public Liability, 60-minute SLA Zones 1–3, Fixflo / Dwellant / Re-Leased / Arthur API integration, weekly consolidated invoicing, dedicated account manager.
ARLA & ARMA-recommended contractor. Email info@emergencyrepairslondon.co.uk.
The Property Partner deal in one line: we waive the £80–£120 contractor call-out fee on every job we attend and complete across your London portfolio, in exchange for being your nominated 24/7 contractor for plumbing, heating, drainage and compliance. You get one rate card, one weekly invoice, one named account manager — and a real human answering 0207 046 1363 day or night. The only attendance charge is the £60 abortive fee if we arrive and there is no work to do — flagged on the phone before dispatch.
Built for property managers first
Why London block managers and letting agents pick us
The standard London emergency-plumber contractor charges 32 different call-out fees across 32 boroughs, routes overnight calls to an answering service, and emails certificates in 47 different formats. Property managers waste 4–6 hours a week reconciling that overhead. The Property Partner Programme exists because we want long-term portfolio relationships — not the operational drag that comes with one-off jobs.
We are an ARLA Propertymark and ARMA-Q recommended contractor. We carry £5M Public Liability via Eaton Gate, every engineer is Gas Safe or NICEIC registered, and we work to BS 7671, the Gas Safety (Installation and Use) Regulations 1998, ACoP L8 for legionella and the RICS Service Charge Code for any work recoverable through service charge.
| What you get | Standard contractor | Property Partner |
|---|---|---|
| Call-out fee | £60–£120 | £0 when work is carried out |
| Abortive call-out (no work performed) | Full call-out fee | £60 flat — covers van + engineer time |
| Dispatch acceptance | 60 min | 30 min, guaranteed |
| Invoicing | Per job | Weekly consolidated, PO-formatted |
| PM software | Manual email only | Fixflo / Dwellant / Re-Leased / Arthur API; others manual |
| Named account manager | No | Yes |
| Tenant ETA SMS branding | Generic | Your brand |
| Additional Insured naming | N/A | Available on request |
No call-out fee when we do the work
The standard £80–£120 contractor call-out is waived on every job for partners — emergency, scheduled, day, night, weekend. You pay only the hourly labour rate and materials.
30-minute dispatch acceptance, 24/7
A real UK dispatcher answers every call to 0207 046 1363 — no IVR, no overflow service, no overseas call centre. Engineer ETA confirmed within 30 minutes of the report.
Quarterly Compliance Pack
£5M Public Liability via SiriusPoint (Eaton Gate), Gas Safe, NICEIC, DBS, RAMS. Certificates re-sent 30 days before expiry. Additional-Insured naming available on request.
One consolidated weekly invoice
Single invoice per portfolio, pre-formatted for your accounts software. Time-and-materials jobs are capped before work starts. Weekly billing aligned to your service-charge cycle.
Tenant ETA SMS under your brand
Every dispatch sends a branded SMS to the tenant. Cuts inbound office calls 60–70% on emergencies and removes the back-and-forth on access windows.
Direct logging into your PM software
API integration into Fixflo, Dwellant, Re-Leased and Arthur. Manual same-day handover for Propertyfile, Qube and other platforms — no double-handling.
Named account manager
One point of contact who knows your portfolio, tenant quirks and PO numbering. No re-explaining the brief on every job. Direct mobile and the landline 0207 046 1363.
Trade coverage
What the Property Partner contract covers
One contract, one rate card, one phone number — 0207 046 1363 — covers every reactive and planned job below. Mix and match across the portfolio; everything bills to the same weekly invoice.
Emergency plumbing
Burst pipes, uncontrolled leaks, mains shut-off, water-damage stabilisation, hot/cold restoration.
Boiler & heating
Gas Safe boiler repair, no-heat / no-hot-water diagnosis, system flush, magnetic filter, F-class fault clearance.
Drainage & blockages
High-pressure jetting, CCTV survey, root removal, communal stack unblock, soakaway repair.
Leak detection
Acoustic and thermal leak detection — find hidden leaks under tile, screed and behind plaster without destructive opening.
CP12 Gas Safety Certificates
Annual landlord gas safety inspection (CP12) by Gas Safe registered engineers — issued same day.
EICR Electrical Reports
NICEIC 5-year EICR for rented property — combined with plumbing visits to save attendance fees.
PAT testing
Portable appliance testing for HMO / commercial common areas. Stickered, logged, certificate within 24 hours.
Legionella Risk Assessments
ACoP L8 LRA on cold-water systems, calorifiers and TMVs. Required for HMO licensing in most boroughs.
Void compliance turnaround
EICR + CP12 + plumbing safety check in a single 3–4 hour void visit — one certificate pack ready to upload.
Reactive repairs (non-emergency)
Dripping taps, running cisterns, low pressure, immersion heaters, TRV swaps — scheduled at your tenant's convenience.
PPM planned schedules
Annual / quarterly preventative maintenance for boilers, pumps, calorifiers, booster sets, sump pumps.
Major works (S20)
Section 20-eligible communal heating and plumbing replacements with full RICS-compatible estimates and consultation paperwork.
PM software integration
Four platforms have live API integration: work orders, completion notes, photos and PDFs sync automatically. The rest run on manual same-day handover — the response SLA is identical, you just confirm completion in your portal yourself. Confirm your platform on the application form below or by phone to 0207 046 1363.
Compliance & insurance
Quarterly Compliance Pack re-sent 30 days before any certificate expires. All evidence available on request before contract signature, or call 0207 046 1363 and we will email it the same day.
Public Liability £5M
SiriusPoint via Eaton Gate. Policy BE26ACTT000000018221. Expires 06 May 2027.
Heat-application £1M
Section 1 sub-limit for soldering / brazing work. Industry-standard wording, disclosed upfront.
Additional Insured naming
Available on request, 5-working-day endorsement turnaround.
Gas Safe registered
Every engineer Gas Safe registered for the appliance categories they attend.
NICEIC approved
Electrical work signed off under NICEIC Approved Contractor scheme.
DBS + RAMS
Engineer DBS checks and per-job Risk Assessment Method Statements available.
Underwritten by SiriusPoint International Insurance Corporation (Public Company, Limited by Shares) UK Branch — Reg. 516401-8136, FCA 202912, deemed authorised by the Prudential Regulation Authority. Heat-application sub-limit of £1,000,000 under Section 1 of the policy wording for claims arising from the application of heat.
Standards & statutory regs
What we work to
Every job carried out under the Property Partner Programme is delivered to the current edition of the relevant British Standard or statutory regulation. The list below is the working stack — request the specific section on the call to 0207 046 1363 and we will send the documentation alongside the quote.
Gas Safety (Installation and Use) Regulations 1998
Statutory CP12 inspection regime for any rented dwelling with gas appliances. Annual renewal mandatory.
BS 7671:2018+A2:2022 — IET Wiring Regulations (18th Edition)
Governs every EICR carried out on a fixed installation. Test results recorded against current edition design values.
Water Supply (Water Fittings) Regulations 1999
Backflow, fluid categories, RPZ valve registration with the local water undertaker for higher-risk installations.
ACoP L8 + HSG274 — Legionella Control
Health and Safety Executive Approved Code of Practice for legionella in water systems. Drives annual LRA for HMO and commercial sites.
Electrical Safety Standards in PRS (England) Regs 2020
5-yearly EICR mandate for private rented dwellings. 28-day remedial clock on C1/C2/FI findings.
ARLA Propertymark + ARMA-Q standards
We work to the contractor expectations set out in ARLA and ARMA member codes — written quotes, formal complaints process, vetted RAMS.
RICS Service Charge Code (4th Edition)
Where work is recoverable through service charge, invoices follow the RICS code line-item structure with VAT detail per cost head.
Section 20 — Landlord and Tenant Act 1985
For qualifying long-term agreements and major works over £250 per leaseholder, full S20 consultation paperwork supplied to the managing agent.
Property Partner pricing in full
The £60 abortive fee is the only attendance charge — and only applies if we arrive and there is no work for us to do. Materials are billed at trade cost + 15% (the trade invoice is attached to your weekly bill). Out-of-hours work is the same multiplier as daytime — no 2× night premium. Need a custom rate card for a portfolio of 100+ units? Ring 0207 046 1363 and ask for the asset manager rate.
| Line item | Rate (Property Partner) |
|---|---|
| Standard call-out (Property Partner) | £0 when work is carried out |
| Hourly labour — daytime, Zones 1–3 | £95–£125/hr |
| Hourly labour — daytime, Zones 4–6 | £95–£135/hr |
| Hourly labour — out-of-hours (eve/wknd/night) | £110–£150/hr (no 2× night premium) |
| Materials | Trade cost + 15% (published mark-up) |
| Abortive call-out (engineer attends, no work) | £60 flat |
| Specialist hire (acoustic leak kit, drain camera) | £180–£300 add-on, quoted before deployment |
| Planned-works visit (EICR, CP12, void inspection) | From £95 per visit, fixed quote before booking |
How onboarding works — 5 steps, under a week
Worked cases
Six recent jobs across the London portfolio
Real timings, real money, real invoices. Names anonymised; addresses generalised to borough; pricing reflects 2026 Property Partner rate card.
Victorian terrace conversion — Camden
Scenario: 5 flats, single boiler per unit, shared cold-water riser. Tenant reports no hot water at 22:40 on a Friday.
Outcome: Call at 22:42 → engineer accepted at 22:46 → on site at 23:38 (56 minutes). Diverter valve replaced, system refilled, hot water restored 00:30. £0 call-out, 1.8 hr at £110 OOH = £198 + £58 valve. Invoice on Monday's weekly run.
Block of 32 flats — Wandsworth
Scenario: Main pump failure on the booster set. Cold water out across floors 4–6. Reported by tenant via Fixflo at 07:14.
Outcome: Fixflo work order pulled at 07:15, engineer dispatched at 07:18, on site at 08:24. Pump bypassed on the secondary, supply restored to all units 09:10. Replacement pump fitted same afternoon. Fixflo auto-updated with photos and Minor Works certificate.
Letting agent — Westminster portfolio
Scenario: 47 units across W1, W2 and SW1. 6–8 emergencies per month plus EICR/CP12 schedule.
Outcome: Consolidated weekly invoice, average £1,840/wk including planned works. 9-month rolling average response time 47 minutes. Dedicated account manager handles all PO queries; tenant ETA SMS branded with the agent's name.
Build-to-rent operator — Stratford
Scenario: 284-unit purpose-built block. Concierge on-site, residents call our landline directly with the building code.
Outcome: Dedicated 0207 046 1363 routing rule — building code triggers priority queue. Mean time to dispatch in last 6 months: 11 minutes. £0 call-out, hourly at portfolio rate. Monthly KPI report to asset manager.
Section 20 major works — block of flats, Lambeth
Scenario: Communal heating distribution pipework replacement. Phased over 14 weeks across 3 risers.
Outcome: S20 Notice of Intention served by managing agent, contractor estimates issued. ERL quote provided to leaseholders within the 30-day consultation. Works phased to keep heat on for vulnerable residents; tenant SMS daily progress updates.
Mid-tenancy void — Hackney HMO
Scenario: 5-bed HMO, change of one tenant. Plumbing/EICR/CP12 turnaround needed in 4 days.
Outcome: EICR + CP12 + plumbing check in a single 4-hour visit. All certificates uploaded to Dwellant within 24 hours. Council licence pack updated automatically. Cost: £445 inclusive vs £680 split across three contractors.
Why ERL
Six things that set the Property Partner Programme apart
ARLA / ARMA recommended contractor
Listed by name in member contractor packs for several London block management firms. Vetted RAMS on file for every site.
60-minute SLA in Zones 1–3
Mean on-site arrival in Inner London is 47 minutes over the last 6 months. Hard SLA cap at 60 minutes for emergency tickets.
12-month contract terms — no lock-in
Standard Property Partner contract is a 12-month term but cancellable on 30 days notice without penalty. We earn the renewal.
Live KPI dashboard
Login to a per-portfolio dashboard — response times, completion rate, spend by property, certificate expiry pipeline. Updated nightly.
One contact, one phone, one invoice
Your account manager's direct mobile plus the landline 0207 046 1363, both 24/7. Weekly consolidated invoice in your preferred format.
London-only — no national overflow
We do not subcontract overnight calls to a national overflow service. Every job is an ERL engineer on an ERL van.
Portfolio landlords are welcome too
The Property Partner Programme is built for property managers, but portfolio landlords running 10+ units across London also fit — same rate, same SLA. Single-property landlords are better served by the Priority Landlord List (free signup, no commitment, priority dispatch). For the full landlord-portfolio rate sheet, ring 0207 046 1363.
Questions property managers ask
FAQ — Property Partner Programme
Most questions are answered below. If yours is not, call 0207 046 1363 and an account manager will take it.
Why use one plumber across the whole portfolio?
What does "no call-out fee" actually mean?
Can you invoice the landlord direct instead of the agent?
How does out-of-hours dispatch actually work?
How does the Section 20 (S20) consultation process work with you?
Is there a reporting dashboard?
How quickly can we onboard?
Is there a minimum job volume or contract length?
Which PM software platforms do you integrate with?
What insurance do you carry?
Can you be named as Additional Insured on the policy?
Which London boroughs do you cover?
What counts as an emergency for the Property Partner SLA?
How does tenant access work when nobody's home?
Do you handle compliance certificate scheduling automatically?
Apply now
Apply for Property Partner pricing
90 seconds. We ring back within 1 working day to lock in your founding-partner rate.
Where we work
Areas covered — all 32 London boroughs
Property Partner SLA is 60-minute on-site response across Zones 1–3 and 90 minutes across Zones 4–6. Heaviest job volume comes from Camden, Westminster, Islington, Hackney, Tower Hamlets, Southwark, Lambeth, Wandsworth, Hammersmith & Fulham and Kensington & Chelsea. Out-of-London work on partner portfolios is quoted case-by-case.
Service area
Service Area — All London Boroughs
Emergency Repairs London Ltd is registered in Covent Garden in the heart of central London — engineers are dispatched 24/7 across all 32 boroughs from forward-stationed vans, not from this office, so response times are based on van location rather than HQ distance. The landline 0207 046 1363 routes to our UK dispatcher around the clock.
Related services
Other ERL services for property managers
Everything below bills to the same Property Partner contract — one rate card, one weekly invoice, one phone number.
Emergency Plumber London
24/7 emergency plumbing — burst pipes, leaks, no water.
Boiler Repair London
Gas Safe boiler diagnosis, repair and replacement.
Blocked Drains London
Jetting, CCTV survey, root removal, soakaway repair.
Leak Detection London
Acoustic and thermal leak finding without destructive opening.
EICR London
NICEIC 5-year landlord electrical certificate.
Gas Safety Certificate
Annual CP12 landlord gas safety inspection.
PPM Contracts London
Planned preventative maintenance for landlord portfolios.
For Landlords
Priority Landlord List — free signup, priority dispatch.
One contractor. One invoice. One phone number.
Stop reconciling 32 call-out fees. Lock in Property Partner pricing for your London portfolio in 2026 — £0 call-out when we do the work, 60-minute SLA, weekly consolidated invoicing.
Emergency Repairs London Ltd · Co. No. 17120057 · ARLA / ARMA-recommended contractor · £5M PL · Gas Safe · NICEIC