Property118 Reviews 180

Update – following Property118’s response

Thank you for your response. For the benefit of readers, there are a few points in your reply that require clarification.

Firstly, your reply suggests that I chose to proceed with “alternative advice from my accountant rather than the recommended structure”. That is not correct. I did proceed with the recommendation you made to Cotswold Barristers regarding the structure to be implemented. The difficulties arose because errors were made during the legal implementation of that structure.

Those errors were subsequently identified and corrected by my accountant. Cotswold Barristers have acknowledged these mistakes in writing, accepted liability, and offered £2,400 in compensation, which reflects the professional costs incurred correcting their work.

Secondly, my concerns regarding communications made on my behalf relate specifically to statements made to third parties indicating that I had decided not to proceed with the work. I did not provide any such instruction, either verbally or in writing. This communication contributed directly to the cessation of work and the delays that followed.

You also state that my concerns were reviewed through your complaints process. For completeness, the sequence of events regarding my complaint is as follows:

• 2 January 2026: I wrote requesting confirmation of Property118’s formal complaints procedure and raising a complaint regarding the handling of my case.
• 24 February 2026: I followed up again requesting engagement and offering to resolve the matter constructively.
• No response was received to either communication.

I appreciate that Property118 state they have supported many landlords successfully. However, the number of clients served does not address the issues raised here, namely the refusal to provide the latest version of the recommendations that were sent to Cotswold Barristers to implement, despite repeated written requests, and the lack of engagement when I attempted to resolve these matters.

Given that Property118 position themselves as providing specialist consultancy in complex business restructuring, it is reasonable for clients to expect accurate representation of their instructions, clear accountability when problems arise, and a functioning complaints process when concerns are raised.

I remain open to resolving this matter constructively. I will update this review if Property118 engages meaningfully and helps bring this matter to a proper resolution. I am happy for the full documented record of events and correspondence to speak for itself.

Original review:
Summary of my experience:

Paid over £2,000 for advice and structuring support
Process still not completed nearly two years later
Multiple errors in the legal work identified by my accountant
Misrepresentations made by Property118 on my behalf during the process
No effective complaints process and refusal to engage when issues were raised

I paid over £2,000 to Property118 for advice on structuring my property business. Based on their report, I was advised to implement their promoted “SmartCo” structure, which they facilitate through a close working relationship with Cotswold Barristers.

Unfortunately, the experience that followed has been extremely disappointing.

The legal work produced during this process contained multiple errors, some of which were only identified by my accountant. These mistakes created significant delays and raised serious concerns about the quality and oversight of the work being carried out.

Nearly two years later, the process remains incomplete despite the substantial fees paid.

During the complaints process with Cotswold Barristers it became apparent that Property118 had made misrepresentations on my behalf during the process, which contributed to further complications and delays.

While mistakes can happen in any business, what I found most concerning was the response once these issues were raised. Communication became deflective and dismissive, and when I attempted to escalate the matter they simply stopped engaging with me.

I also requested access to their formal complaints procedure but no clear complaints process appears to exist, and they refused to provide the latest version of work that I had commissioned and paid for.

Given the cost, the errors, and the lack of accountability when things went wrong, this experience has caused operational disruption to my business, financial stress, and a complete loss of trust.

I would strongly recommend looking elsewhere rather than using Property118 for this type of service.

I will update this review to reflect how Property118 chooses to resolve these issues.

The team at Property118 have always been helpful with great information and insight. Highly recommended to landlords and property professionals

This is a useful and informative resource for both property providers and tenants.
I find that many of the forum users have a wealth of experience in the PRS and are very happy to help less experienced landlords and tenants.

I use this website on a fairly regular basis when I am looking for informed comment on my ideas, plans or challenges. I find it a very useful way to access some expert opinions. Thanks very much.

I have been on Property 118 for a number of years now. There is a good mix of experienced and new landlords that post there reflecting actual situations rather than 'surveys' and 'government' mouthpieces. If you want to know what is happening in the real world Property 118 is a good start. With all the new government regulation it is good to share thoughts as no single landlord can be aware of everything.

I have a reasonable size property company and I read the articles every day to keep myself informed. Its always up to date, accurate information with comments from other landlords which gives me insight into how other landlords are responding to the challenges we are all facing.

There have been a number of occasions where discussions have been specifically relevant to me as a landlord, and I've received excellent, fact-based advice and information from fellow landlords. Equally, as a landlord of some 25 years, I've been able to contribute to discussions, which I hope has been of use to others, especially those looking to start their landlord journey.

Also, I find Property118 to be a great outlet for venting my frustrations with the UK rental sector.

I have been a member and contributor to Property 118 for some time now.

I provides an excellent source of both fact, opinion, help and opportunity covering a wide range of housing and associated topics.

It is one of my “important” reads bringing me up to date with important issues which ensure I am compliant with regulations but also, through valuable member feedback, how they are dealing with issues.

A platform to share information with like minded colleagues it is excellent and highly recommended.

First class comments, reviews and advise from experienced landlords.Essential free membership for both new and established landlords.Thank you Property 118

Property 118 keeps me up to date with property investor news and is a great support network.

Some very knowledgeable people on the chat.

I use this site regularly to learn and to give feedback and I regarded as essential

Property 118 is my go-to on line landlord resource. It has helped me significantly over the years because of the quality and accessibility of the information on offer. I find the forum particularly helpful and interesting because it highlights landlord issues and problems with responses from contributors with insights and suggestions. I have several times posted issues and had some very useful comments/suggestions.

A very informative site and highly useful for Landlords large and small.

The Property118 website provides a forum for landlords (and occasionally tenants) to ask questions about residential property matters. It also posts articles on aspects of the law that landlords and agents need to be aware of. The discussions are often forthright but respectful and amicable. It is a useful resource for anyone needing help.

Property 118 has been an excellent platform for up to date advice and assistance from experienced participants, freely giving of their vast knowledge and experience in renting.

I have placed several questions over the years seeking advice and have really appreciated the welcome advice from those more knowledgeable than me.

I have found the Property 118 team and readers to be very professional and welcoming in their advice and topics raised.

Thank you

Property 118 is an excellent platform for information and debate on all matters relevant to the Private Rented Sector. Widely used by all those who contribute to the PRS it is a valuable, highly respected and popular resource.

A place where questions are answered and good advice given. All landlords are not evil …. Or rogue.

I receive the Property 118 newsletter regularly and it's full of useful information for Landlords. The articles are by Property118 contributors and outside qualified contributors. The discussions that transpire from these articles are published beneath the article and are mainly by landlords with some replies from Property 118 and others in the industry. It's a useful platform through which to see what other landlords are thinking and doing. The information in the newsletters flags up what is upcoming by way of rule changes, new regulations, Govt actions etc. I find it to be of value. I have been a member for around 18 months.

Property 118 is an amazing resource for landlords, I have 37 HMO properties and have been trading for for 37 years and this is a brilliant platform to keep up to speed about our industry. Quite simply you get information here that you do not get elsewhere, this is where I learn lots that the other "nice guy web sites/forums" like the NRLA will not discuss. Well done and keep going. My thanks. Jim

All landlords should join.Fantastic organisation for information, advice and help in all aspects of property rentals and management. If you’re a landlord I would suggest you can’t afford not to be a member.