Folio London Avis 

My partner and I are now 2 months post tenancy (after 5 years of uninterrupted rent paid on time, even with 8-15% increases every year) and Folio have ignored my daily calls and emails reminding them that our (over £2k) deposit is yet to be repaid so will be starting dispute resolution with the deposit holding company tomorrow.

Strongly advise you avoid this company, throughout our tenancy we were ignored when enquiring about repairs or issues in the flat, with our only contact being in April to notify us of the increase to the rent.

Living with Folio has been one of the most distressing experiences of my life. Over three years, I was subjected to constant pressure, negligence, and intimidation in what should have been a safe home. Folio ignored basic legal safeguards, shifted their responsibilities onto tenants, and refused to investigate even when serious financial, safety, and data-protection issues were raised. The cumulative stress destroyed my health, cost me my jobs, and caused significant financial loss.

I have lived with Folio for three years. During this time, I experienced the following:

• Deposit handling was entirely improper. Folio openly instructed me to transfer deposit money directly to previous tenants, without verifying the deposit, the amount, or the condition of the property. As a result, I overpaid the deposit. Folio now refuses to investigate this at all.

• Signed and unsigned contracts; the signed versions differ between what I have and what the company holds.

• Data breaches: contracts belonging to other tenants were disclosed to me (with their data), and my personal data was shared without consent. This information was later used as pressure.

• Data processing failures: I was effectively asked to act as a guarantor for people I do not know.

• Neighbour disturbance: persistent banging noise for two years. I have medical evidence confirming this caused deterioration to my health.

• Extremely vague due diligence, yet joint liability was imposed on unrelated tenants. Folio demanded money from unrelated people while failing to carry out proper inspections or address issues.

• Fire safety concerns: I reported carpet burns, smoking by unrelated flatmates, and smoking by neighbours. No action was taken.

• I observed what appeared to be a “nail salon” operating in the corridors.

• At least eight eviction threats, ranging from statements such as “I’ll decide what to do with the tenants” to formal eviction notices.

• Complaint handling effectively does not exist. I raised multiple complaints, never received complaint references, and was later told there was “no record of any complaints,” despite clear email evidence.

• People said openly said things like “I’ll throw you under the bus” and “I use documentation as pressure” and Folio staff ignored it.

Maintenance and safety were also severely neglected:

• A faulty electrical socket took three years to repair.
• I experienced two infestations. The first was ignored entirely. The second was only addressed after I involved a borough housing inspector. Even then, the infestation (ants) has still not been properly resolved and has continued for over six months.

In addition, Folio allowed people to rent who openly stated—without any pressure—that they had previously been involved in squatting. Despite police involvement and reports to Action Fraud, no meaningful action was taken.

Rent is above market rate, yet basic standards are not met. Based on the actual living arrangement and the fact that I am not related to the other occupants, under my borough’s rules this property appears to operate as an HMO, which requires a licence. The landlord claims there is an exemption but refuses to provide any evidence of it.

I have had eight landlords in the UK. Folio is by far the worst—and also the most expensive.

Due to the stress caused by this situation, I lost my health, my job, and a significant amount of money.

Unfortunately, my experience with this company has been extremely frustrating.
For more than six months, I have been chasing them to resolve multiple maintenance issues in the property. I have emailed and called several times and was repeatedly promised that the problems would be fixed, but nothing has been done.
The unresolved issues include faulty bathroom plumbing, a malfunctioning oven, a mice infestation, and damaged kitchen cupboards. Despite this, rent payments are still expected without any delay, while basic living issues are ignored.
This company shows poor customer service, weak property management, and no urgency when it comes to tenant well-being. I would advise others to be cautious before renting through them.

Today morning, I lost my parcel from the lobby which is weighing 25 kg. I inform at Concerge & the property manager; the team at Concerge especially Mr. Mehmood Haroon & Waqar Qureshi took a lot of effort to help me finding out my parcel by today evening itself.

I lived in a Folio apartment for approximately 2.5 years with my partner. Property manager Agata made our time in the apartment extremely pleasant and was always there for us if we needed anything. She took any concerns or damage reports seriously and worked promptly to resolve our issues. Having a great property manager was one of the contributing reasons as to why we stayed so long (we have only moved on due to purchasing property). Thank you Agata!

Charlie made the moving process super smooth! We were very happy with how we were supported and we would highly recommend!

Charlie is very responsive and helpful ,he helps us a lot and really speeds up the process.Many thanks

Nabil is super! Helped with the whole process, moving it along quickly and smoothly. Thank you!

From the outset, working with Charlie has been a pleasure - knowledgeable, friendly, and responsive - and attentive to our needs from the first viewing.

The paperwork stage was smooth and efficient - kudos to Folio for creating such an intuitive and informative process for us. Through this process, Charlie was very clear in communication and supported our questions when required - the experience has left us feeling confident and settled. Thankful to have Charlie as our agent!

Fantastic Service from Charlotte!

I had a great experience renting my flat thanks to Charlotte. She was incredibly helpful from start to finish, always responsive, professional, and genuinely supportive throughout the whole process. She made everything smooth and stress-free, and I really appreciate the effort she put in to ensure everything went well.

Highly recommend Charlotte and the agency!

Nabil is a top man. Made the moving in and renting process as seamless as possible. Happy to help and could tell he cared.

Charlie was very responsive and friendly throughout the process. Really appreciated working with him.

Thanks Nabil for all his help. We had a comfortable and smooth rental process with Nabil, he is responsible and really helpful.

Mr. Francis Hargreaves was incredibly helpful and kind. He made the entire process smooth and stress-free. I’ve never had such a pleasant renting experience before. Thank you for the wonderful work you do, sir. Bless you.

I moved to Chelmsford this year and started renting for the first time.
Folio Property have been very good to work with and a special shout-out to Agata for her help.

Agata is extremely professional and really knows the business.
She guided me through the process and has always been very responsive dealing with any issues.
She is a rockstar.

Thanks Folio and Agata.

Charlie was so sweet.! He guided us very well

Pleasant and professional service, efficient communication with all the necessary information.

I lived in a Folio property for nearly two years and had a genuinely great experience. The team was always responsive, and any repairs were handled quickly and professionally. When my washing machine broke, they replaced it within a few days—no fuss, no chasing.

Their online portal made everything simple: clear bills, easy payment tracking, and even adding or removing parking was straightforward (with only a short wait each time).

A special shout-out to Agata, who was consistently friendly, helpful, and an absolute pleasure to deal with. She really went above and beyond throughout my tenancy. Folio is lucky to have her—give her a raise! 😊

All in all, highly recommended.

Wendy has been very helpful from the Start to finish of my renting process.
I’m very grateful for her support and assistance.
If you are looking to rent a property with Folio London contact no other than Wendy, she will make the process very smooth for you.