ABOUT OX LIVING
OX Living is an award-winning co-living HMO operator with a portfolio of 650+ rooms across Oxfordshire. We're vertically integrated by design: we take properties back to brick and rebuild them to EPC A standard, then run lettings, property management and utilities in-house. We've won five HMO Summit Awards, been featured in the Financial Times, and we deliver around twelve new conversions a year — all with a tight 22-person team that punches well above its weight.
We're now hiring a Head of Property Management to lead the function that keeps all of it running.
THE ROLE
This is a function that already works. You'll inherit a capable, established team — two property managers, a property administrator, an in-house maintenance technician and a plumber — and a portfolio that's well run. Your job is not to fight fires. It's to lead good people well, then make a good operation a great one.
You'll own the property management function end to end: maintenance, compliance, planned works, rent renewals and the operational standard of every room we manage. Two priorities sit at the heart of the role — driving operating costs down without cutting standards, and shifting maintenance from reactive to genuinely planned, so issues are designed out rather than chased. You'll report into our senior leadership team and work closely with lettings and finance.
WHAT YOU'LL OWN
■ Lead the team. Manage and develop two property managers, a property administrator, and our in-house maintenance technician and plumber. Set the standard, hold the line, and get the best out of people who are already good.
■ Run maintenance properly. Build and run an effective planned-maintenance regime across the portfolio. Move us decisively from reactive to preventative.
■ Lower opex. Own the maintenance and contractor budget as a P&L line. Find the savings, manage contractor spend, and improve unit economics without compromising the quality our brand is built on.
■ Own compliance. Take full accountability for licensing, certification and the regulatory regime across a large, multi-property portfolio — including the demands of the Renters' Rights Act.
■ Drive standards. Keep every room to the standard our residents expect and our valuations depend on, and keep voids and time-off-market to a minimum through tight turnaround.
WHO YOU ARE
■ A proven leader of operational and trade teams — you get results through people, with a light touch on those who are already performing. You don't micromanage, and you don't need to create problems to prove your worth.
■ Deep property-management expertise, with a genuine command of the legislation underneath it — tenancy law, compliance, certification and the current regulatory landscape.
■ Commercially sharp on cost. You've owned a maintenance or facilities budget and have a track record of bringing operating costs down while holding quality.
■ Systems-minded and organised — you run a function on process and data, not heroics and memory.
■ You move at pace, take ownership, and are comfortable in a fast-growing, founder-led business.
We're sector-agnostic on background. You might come from build-to-rent, student accommodation (PBSA), multi-branch lettings, social housing, or facilities and asset management — anywhere you've run compliance, planned maintenance and a team at scale. HMO-specific experience is welcome but not required; it's a niche you'll pick up quickly with the support of an experienced team.
WHAT WE OFFER
■ The chance to lead a core function in a respected, award-winning operator with serious growth ambitions.
■ £50,000–£55,000 per year, depending on experience, plus a performance bonus of up to 10% of salary.
■ Be part of a small, high-calibre team where your work is visible and your decisions count.
■ Pension scheme, 33 days holiday per year (inc bank holidays), plus your birthday off and bonus scheme
■ Investment in your learning and development
THE RECRUITMENT PROCESS
Our process will consist of:
■ Stage 1 — the shortlisting process, which may include a very short questionnaire.
■ Stage 2 — shortlisted candidates being invited to a video call.
Stage 3 — further shortlisted candidates being invited to an in-person interview at our Bucknell office to give a presentation
HOW TO APPLY
To apply, please submit your up to date CV along with a short covering letter outlining your suitability for the role.
Job Type: Full-time
Pay: £50,000.00-£55,000.00 per year
Benefits:
- Company pension
- On-site parking
Licence/Certification:
- UK Driving Licence (required)
Work Location: In person
