We read the building.
Leases, licences to alter, service charge histories, supplier contracts and compliance records go in. What comes out is a structured model of the building: who owes what, when, under which clause and subject to which cap.
Commercial property management · United Kingdom
A managing agent rebuilt around AI.
Behalf exists to bring service charges down. We read every lease, track every obligation and do the work each one creates, and a qualified person confirms every decision that matters. You choose how much we take on.
Start a conversation
Pre-launch. We are speaking with landlords now.
Lease · Unit 4
Illustrative
Illustrative only, not a live client building. Items requiring professional judgement are raised for a qualified person rather than decided automatically.
01 · Why Behalf exists
Behalf
We exist to bring service charges down.
A lower service charge is good for everyone in a building. Occupiers pay less, the building is easier to let, and owners carry less when space sits empty. Every part of how Behalf works is built around it.
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Only what the lease allows.
Every cost is checked against the caps, apportionments and service charge provisions in each lease before anyone is asked to pay, and every line shows the clause behind it.
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Contractors chosen, chased and checked.
Work is tendered, followed through to completion and matched to the order before an invoice is paid.
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Administration done by Behalf.
The chasing, reconciling and reporting that fills a property manager's week is done by Behalf, not left on someone's list. That is the work that makes management expensive, and it is the work we built Behalf to take on.
Service charge budget · Unit 4
Illustrative
| Item | Amount | Check |
|---|---|---|
| Repairs and maintenance | £3,404 | Matched to orders |
| Cleaning | £1,687 | At contract rate |
| Utilities, common parts | £2,073 | Apportioned by floor area |
| Lift and plant | £1,132 | Recoverable, Sch. 6 |
| Management fee | £1,332 | Fixed fee |
| Total this year | £9,628 | Up 6.1% on last year |
| Cap under cl. 5.3 | 4.5% | To confirm |
£146 above what clause 5.3 allows, so it is raised for a qualified person before anyone is asked to pay. Illustrative only, not a live client building.
02 · What is different
Behalf
The same job, done on different machinery.
Behalf is a managing agent first, so whether we run the building or work behind your team, the platform comes with an operator's methods. Here is what changes.
Area
Usually
With Behalf
Leases
UsuallyOpened when something goes wrong
With BehalfRead once and tracked as live data
Service charge
UsuallyReconciled once a year, often late
With BehalfRun all year against each lease
Contractors
UsuallyChased when someone remembers
With BehalfChased by Behalf until the job is done
Fees
UsuallyHard to see
With BehalfEvery line shown with the clause behind it
Your building
UsuallyNear the bottom of a long list
With BehalfThe whole business
03 · How it works
Behalf
Nothing stops at a reminder.
Most systems remind someone that work is due. Behalf does the work, and puts every judgement call in front of a qualified person.
We do the work it creates.
Rent goes unpaid, an inspection falls due, a tenant reports a fault. Behalf sees it, checks what the lease requires and carries the work through: notices, quotes, access, orders and chasing. A property manager can also start any workflow by hand.
A qualified person makes the calls.
Anything with professional consequences, such as a breach, a disputed cost or spend outside agreed limits, goes to a named, qualified person who confirms or corrects it before it reaches you or your tenants. With Behalf Managed that person is ours; with Behalf Inside, it is yours.
Inspection due · Common parts
Illustrative
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60 days before
Air conditioning inspection due 12 March 2027, read from the certificate on file. Quotes requested from three approved contractors.
Sent -
45 days before
Quote accepted within the agreed budget and the order raised.
Ordered -
30 days before
Access arranged with the tenants on the notice their leases require.
Arranged -
On the day
Engineer attends. Certificate received, checked and filed.
Filed -
Afterwards
Invoice matched to the order and recovered under Sch. 6.
Done
Run to the end without anyone having to remember it. Illustrative only, not a live client building.
Rent unpaid · Unit 4
Illustrative
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Day 1
Quarter's rent not received. Reminder sent to the tenant.
Sent -
Day 7
Second reminder, with a statement of account.
Sent -
Day 14
Interest becomes payable under cl. 3.4. The account is updated and the tenant told.
Done -
Day 21
Right of re-entry arises under cl. 9.1. A qualified person chooses the next step: a payment plan, the rent deposit, CRAR or forfeiture.
To confirm
Run to the point of judgement, then put in front of a qualified person. Illustrative only, not a live client building.
04 · Ways to work with us
Behalf
Choose how much we take on.
Every option runs on the same platform and the same register. What changes is who runs the building day to day.
Behalf Managed
You own the building. We run it.
For
Owners who want the whole mandate handled.
You keep
Ownership, strategy and the final say.
We do
Everything else: service charge, arrears, contractors, compliance and reporting, run by our people on our platform.
Service charge
Set and run by us, checked against every lease.
Behalf Inside
Your team stays in charge. We do the work behind them.
For
Owners and agents with their own management team.
You keep
Your people, your brand and the mandate.
We do
The platform behind your team, set up around how they work: every lease read, every obligation tracked, every workflow running. It starts with a review of how your team works today.
Service charge
Set by your team, with every cost checked against the lease.
Behalf Single
One lease, fully looked after.
For
Landlords of a single unit, and occupiers on a single floor.
You keep
Your unit, your lease and your decisions.
We do
Rent, key dates, repairing obligations and compliance tracked and acted on, for one unit or one floor.
Service charge
For occupiers, what you are charged checked against what your lease allows.
Behalf Review
Not sure yet? Start with a Review.
We read every lease and key document for a building and give you the full picture on one page: every cap, date and repairing obligation, the clause behind each one, and anything that needs a qualified person's attention. It is the same register our platform runs on, and it is how every engagement starts.
Ask about a Review
What you get
- Every lease and key document read
- The obligation register, clause by clause
- Key dates for the next two years
- The service charge checked against the caps
- Anything that needs a qualified person, flagged
05 · One platform
Behalf
One platform underneath every lease.
Managed, Inside, Single and Review all run on the same platform and the same record: every lease read once, every obligation held as live data, every decision traced to its clause. Each building added makes the record more complete.
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Ways in
ManagedInsideSingleReview
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The platform
Reads the documents, tracks every obligation and runs the workflows, to one standard across every building.
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One record
Every lease, cap, date and obligation, with the clause behind it.
06 · Start a conversation
Behalf
Tell us about your property.
Behalf is pre-launch and speaking with landlords now. Leave your details and we will arrange a conversation about your property.
- A conversation about your property, not a sales call.
- No obligation and no commitment at this stage.
- Your details stay with us and go no further.
Thank you.
We have your details and will be in touch shortly to arrange a conversation about your property.