Branch Manager – Professional Share & Corporate

Job Title: Branch Manager – Professional House Share & Corporate Lets (Bolton, Walkden & Salford)

Department: Mistoria House Share Bolton – Professional HMO, Bedsit and Corporate Lettings

Entity: Mistoria House Share Ltd, part of The Mistoria Group

Chief Executive Officer

Direct Reports: Assistant Branch Manager, Lettings & Property Managers, Lettings Negotiators, Maintenance Staff

The Branch Manager – Professional House Share & Corporate Lets is a senior leadership role accountable for the performance of the Bolton, Walkden and Salford operation and a portfolio of approximately 250 tenancies
, covering professional house shares, bedsit and non-self-contained HMO units, studios, and corporate and contractor lets. The role involves working closely with the Chief Executive Officer
, driving occupancy, rental performance, portfolio growth and full regulatory compliance across a fast-moving, year-round letting operation with no academic season to fall back on.

The ideal candidate is commercially driven, compliance-focused, and experienced in HMO and corporate lettings management
, with a strong understanding of bills-inclusive letting economics, tenant relations, and current lettings legislation
.

• Own the end-to-end letting cycle for approximately 250 tenancies across Bolton, Walkden and Salford, re-marketing every room immediately on notice to minimise voids.
• Manage individual room lets, non-self-contained bedsit units, studios and whole-property lets, applying the correct tenancy structure to each.
• Oversee applications, Right to Rent checks
  , affordability referencing, guarantor arrangements and deposit handling in line with Group controlled procedures.
• Apply the post
  - Renters’ Rights Act 2025 framework correctly, using only the Group’s controlled Assured Periodic Tenancy templates.
• Develop corporate and contractor letting income by building direct relationships with employers, contractors, relocation agents and serviced accommodation operators.
• Ensure all corporate let documentation is Legal and Compliance-approved before issue, and elevate any unclear company-let arrangement to the Legal and Compliance Manager.
• Apply a documented risk assessment before entering any corporate, contractor or rent-to-rent arrangement.
• Maintain a live schedule of corporate and rent-to-rent contracts and report it monthly to the CEO and Finance Director.

• Sustain a minimum of 97% occupancy across the managed portfolio, minimising void periods.
• Ensure every room is marketed on Rightmove, Spare Room, Zoopla and the Mistoria House Share website within 48 hours of becoming available, with high-quality photography and floor plans.
• Ensure every enquiry is responded to within one working day and monitor conversion from enquiry to viewing to signed tenancy.
• Achieve and sustain market or above-market rents
  , applying the Section 13 rent increase process correctly.

• Take direct responsibility for the profitability of bills-inclusive lettings
  , setting and reviewing inclusive rents against actual consumption.
• Operate the Group’s bills-inclusive utilities procedure, including accurate meter readings
  , correct account set-up and void liability identification.
• Manage council tax exposure across the portfolio, claiming all exemptions and discounts and challenging incorrect banding.
• Report utility and council tax cost against inclusive rent income monthly
  .
• Maintain and review a live void schedule daily, reporting it weekly to the CEO.
• Monitor rent arrears daily and manage them through the Group’s staged arrears process, escalating to Legal and Compliance before any…