Thirteen years is a long time in any industry. In residential lettings, it’s long enough to have seen the sector change almost beyond recognition. Nikki Jenkins joined Partridge Homes in September 2013 and has been at the centre of the lettings operation ever since, progressing from Lettings Advisor to a Lettings Manager and building expertise across virtually every aspect of property management along the way. For our October Meet the Team feature, we sat down with Nikki to talk about her role, how the rental market has shifted, and what landlords in Birmingham and Solihull should expect from a managing agent right now.
From Lettings Advisor to Lettings Manager
Nikki came into the business working across both sales and lettings before gradually specialising in residential lettings full-time.
“I’ve been here since September 2013. I originally worked across both sales and lettings, but gradually moved mainly into lettings. I’ve progressed from being a Lettings Advisor all the way through to Lettings Manager.”
That progression matters. A Lettings Manager who has worked through every stage of the process, from taking on new instructions and referencing tenants to managing maintenance and handling rental accounts, understands the practical detail behind each decision. It’s a different level of knowledge from someone who has only ever operated at a managerial level.
Today, Nikki’s role covers the full lettings operation: overseeing rental payments and landlord statements, managing the day-to-day running of the lettings office, and keeping both landlords and tenants informed throughout the life of a tenancy.
“I’m the Lettings Manager and I’m also heavily involved in the accounts side of the business. I oversee rental payments, statements and the general running of the lettings office, as well as helping make sure landlords and tenants are kept updated.”
One area Nikki focuses on particularly closely is rental payments. Rather than allowing a missed payment to quietly become a larger problem, the aim is to identify any issue early, communicate clearly with everyone involved, and take the right steps before things escalate. For landlords, that early intervention is often the difference between a minor administrative issue and a stressful situation.
A Major Change Behind the Scenes: New CRM System
October 2026 also marks a significant moment for Partridge Homes internally, as the business moves onto a new CRM system. As we approach twenty years as a family-run estate and letting agency, a considerable amount of work has gone into selecting, preparing and migrating across to a platform that can support the next stage of growth.
Nikki has been deeply involved in that process, particularly on the accounts, landlord statements and rental payment side of the migration. The objective is straightforward: better technology that makes communication quicker, records cleaner and property management more efficient, without losing the personal service that built Partridge Homes in the first place. Landlords should still be able to speak directly to the people who know them and know their property. That balance matters to us.
How the Rental Market Has Changed Since 2013
When Nikki joined Partridge Homes, the private rental sector operated under a very different framework. Since then, the volume of legislation affecting landlords has grown considerably, tenant expectations have shifted, and the regulatory environment has become substantially more demanding.
The most significant recent change is the Renters’ Rights Act, which received Royal Assent on 27 October 2025. Phase one came into force on 1 May 2026, abolishing Section 21 “no-fault” evictions and converting every assured shorthold tenancy in England to a periodic assured tenancy. All possession proceedings must now go through the Section 8 route, with landlords required to demonstrate clear, evidence-based grounds from an expanded list of 37 possession grounds. You can read more about what those changes mean in practice in our Renters’ Rights Act: 6 Weeks In article.
There are also compliance obligations already in force that landlords need to be aware of. Every landlord was required to provide their tenants with a copy of the Renters’ Rights Act Information Sheet 2026 by 31 May 2026. Missing that deadline carries a potential financial penalty of up to £7,000 per tenancy (gov.uk, 2026).
Further changes are coming. Phase two includes the rollout of the Private Rented Sector (PRS) Database, which will require every landlord in England to register their rental properties. The West Midlands, including Birmingham and Solihull, is the first region in that rollout, with registration opening on 15 December 2026. West Midlands landlords must be registered by 14 March 2027. Registration costs £65 per property per year, and an unregistered landlord faces penalties of up to £40,000 and the loss of access to key possession grounds (gov.uk, 2026). The national deadline for all landlords actively letting property in England is 14 November 2027.
For landlords managing one or two properties alongside another career or business, keeping track of every change themselves is increasingly difficult. Our landlord compliance checklist covers the core obligations in detail.
“More recently, we have spoken to many landlords who feel understandably uncertain about what the changes mean for them. That makes staying informed and compliant increasingly important.”
What Landlords in Solihull and Birmingham Want from Their Agent
We asked Nikki what landlords consistently tell her they want from a managing agent.
“Communication. Landlords want to understand what’s happening with their property. They want updates on maintenance, they want to know when inspections have been completed and they want the correspondence following those inspections. They want their statements and they want to know that, in the background, their agent is doing the best for them.”
It’s a straightforward list, but it’s one that not every agency delivers consistently. A landlord shouldn’t have to chase their managing agent to find out what’s happening with their property. Good property management means the landlord can get on with their life, confident that the tenancy, the administration and the compliance are being handled properly.
Maintenance: More Than Arranging a Contractor
Maintenance is one of the areas where the gap between a good managing agent and an average one tends to show most clearly.
“Communication is really important. Tenants need to know that when they report a maintenance issue, something is being done about it. And landlords need to know they have a good agent managing their property and dealing with things so that they don’t have to worry about everything happening in the background.”
Handling a maintenance issue properly involves more than simply passing a phone number to a tenant. It means receiving the report, assessing the urgency, communicating with the landlord where necessary, arranging access, keeping the tenant informed, and making sure the issue is actually resolved. As Partridge Homes continues to grow, we’re expanding the maintenance team and the infrastructure supporting our managed landlords to make sure that standard is maintained.
Why Team Size and Structure Matter
One of the real risks for a growing letting agency is taking on a larger managed portfolio without increasing the team behind it. More properties managed by the same number of people means more pressure on staff and, eventually, a drop in the quality of service that landlords and tenants receive.
That isn’t the way Partridge Homes has chosen to grow. Over the past few months, Sarah, Nici and Katie have all joined the team, adding experience and resource across the business. As our portfolio has expanded, so has the team behind it. After almost twenty years of growth, getting that balance right remains a priority.
“We’re a family-run business, so we care. We want to keep growing, but we want to make sure our communication remains the best it can possibly be. Our whole team works together to provide the service.”
The goal is to combine the systems, compliance infrastructure and resources you’d expect from a larger managing agent with the personal service and direct communication that an independent, family-run business can provide.
Nikki Outside the Office
Property keeps Nikki busy through the week, but life at home is, by her own description, hectic. She’s a mum of three: two boys, Archie and Axl, and a baby girl Arabella.
“Mornings can definitely be interesting because you never quite know what you’re going to get. After school it’s about getting everybody home, letting the boys relax and decompress, listening to whatever YouTube programme Archie is watching, Axl normally wanting Scooby-Doo on repeat, and then obviously having cuddles with my baby girl.”
As a family, Nikki and Kieren they like getting out on day trips when they can. The most recent was Peppa Pig World, and both boys are apparently already keen on thrill rides.
“We try to get out as much as possible and spend time together as a family. I want my children to experience things that perhaps I didn’t get to experience when I was younger.”
On the question of holidays, Nikki didn’t hesitate: abroad, every time. “I’m a sun worshipper!” When she does get time to herself, it’s usually dinner or drinks out with friends, and a chance to switch off properly.
She’s currently watching The Gentlemen, which she recommends without reservation.
We asked Nikki to describe herself in three words.
“Efficient. Thorough. Caring.”
After more than thirteen years, we’d say that’s exactly right.
If you’re looking for letting agents in Solihull or Birmingham with the experience to manage your property and keep you on the right side of an increasingly complex compliance landscape, Partridge Homes is here to help. You can reach the team through our contact page, or speak to Nikki and the lettings team directly about what full property management looks like for your portfolio.
Frequently Asked Questions
What is the Private Rented Sector Database and when do Birmingham and Solihull landlords need to register? The Private Rented Sector Database is a compulsory national register of rental properties introduced under the Renters’ Rights Act 2025. The West Midlands, which includes Birmingham and Solihull, is the first region in the rollout. Registration opens on 15 December 2026, and West Midlands landlords must be registered by 14 March 2027. Registration costs £65 per property per year, and failure to register can result in penalties of up to £40,000.
What happened to Section 21 evictions and how does possession work now? Section 21 ‘no-fault’ evictions were abolished in England on 1 May 2026 under the Renters’ Rights Act 2025. All possession proceedings must now use the Section 8 route, which requires landlords to demonstrate clear, evidence-based grounds from an expanded list of 37 possession grounds. Landlords should ensure they understand the new grounds and the correct procedure before seeking possession.
What does a fully managed letting service cover? A fully managed letting service typically covers tenant finding and referencing, tenancy setup and compliance checks, rental collection and landlord statements, property inspections, maintenance coordination, and ongoing communication with both landlords and tenants. The scope can vary between agents, so it is worth confirming exactly what is included before instructing a managing agent.
What is the Renters’ Rights Act Information Sheet and did I need to give it to my tenants? The Renters’ Rights Act Information Sheet 2026 is a document landlords in England were required to provide to their existing tenants explaining how the Act’s changes affected their tenancy. The deadline for providing it was 31 May 2026. Landlords who missed the deadline face a potential financial penalty of up to £7,000 per tenancy.
Why does it matter whether a letting agent is a long-established local business? An established local letting agent brings practical knowledge of the local rental market, existing relationships with local contractors, and a track record of navigating legislative changes as they have happened. In a period of significant regulatory change, that accumulated experience reduces the risk of compliance errors and means landlords receive advice based on real-world lettings practice rather than general guidance.
