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Help for PM3s

Frequently asked questions –

A guide to PM3s navigation, eg, What is the horizontal button bar, the left hand menu etc

How do I end a Tenancy? Select the tenancy you wish to end, then click the ‘More’ function from the horizontal button bar on the ‘Tenancy details’ screen – The ‘End tenancy’ appears in a drop down list.

How do I delete a Tenancy? Select the tenancy you wish to end, then click ‘More’ from the top button menu of the ‘Tenancy details’ screen – ‘Delete’ appears in this drop down list – more help with this

How do I create a Tenancy report? Select the tenancy and then click the blue text link ‘Tenancy report’ in the Reports and Statements box. A report will generate and download onto your computer.

How do I create different landlord forms, such as Section 21 and Section 8 notices? Click ‘Forms’ in the left hand menu, then click ‘Add forms’. A box will appear that will enable you to select the property address, tenancy, and the form type using drop down menus. Once a form has been created it will be saved in your ‘My forms’ list, where using the small blue icons adjacent to each specific form, they can be emailed to others or downloaded onto your computer/device.

How do I edit the details on a form? Select the tenancy, using ‘Pick tenancy’ in the left hand menu. Click ‘Edit tenancy’ form the horizontal button bar, then Edit the details in the window that pops up, remembering to press the ‘OK’ button. NOTE: Any new version of the form will need to be generated before the changes are shown, to do this read – ‘How do I create different landlord forms, such as Section 21 and Section 8 notices?’ above.

Why are Rents (ORPs) are not showing – read more 

How do I login to the older versions of the software – PM3 or PM2? The login page for PM3s also has text links to the login pages for PM3 and PM2, just click on these. Note: use the same login details to login to all versions ( Do not re-register)

How do I change my email or postal address? Click ‘Settings’ in the left hand menu – click ‘Name and address’ ( note any forms that have already been generated will not show this new address )

How do I change my password? Click ‘Settings’ in the left hand menu – click ‘Password’

I am missing some or all of my properties, so where are they? – Firstly, don’t panic. We’ve never lost anyones data. This situation almost always relates to confusion over multiple accounts. Check that you have logged into the correct account. If you are still finding it difficult to find your correct login details please email us and we will help you access your correct account.

How do I create repeat expenses? Click ‘Expenses’ in the left hand menu, from the drop down click ‘Multiple Expense’ – Add the expense details into the list, then click ‘Repeat’ from the horizontal button bar and select the start date and repeat period – more help with this

How do I close my account? Send an email to contact@propertyhawk with the title heading “Please close my account’. Note account closes need to be emailed using the email account that a user registered with, otherwise some additional security checks may be required.

More help

Basic navigation of PM3s – the software has three areas of navigation, a left hand ‘Function menu’ that include clickable counters, a ‘Title bar’ that includes address and tenancy name, and a ‘Button bar’ that runs horizontally at the top of the data screem – more explanation of this



Could you please advise how to attach / tag uploaded file so it shows up when we pick an address just as u can see outstanding rent etc details. Tnk u


Help needed

I added a new address yesterday – 22 Gardner Rd Christchurch Dorset BH23 2DZ

I started a new inventory for this property and did quite a bit off work on it, but I can’t locate it this morning

I’m a bit panicked now. Can you help?

Many thanks
Julie Warren

Hi Chris.o

All well with you?

I couldn’t find the first inventory so I started another one and completed it ( 22 Gardner Rd. Christchurch Dorset 8/9 Rooms.) Now I can only find 2. I know for sure I saved each entry. I must have done something wrong somewhere. Sorry Chis


I’ve noticed on my self assessment export that I am missing my insurance payments and boiler cover. I did the monthly values into Cashflow and I assumed that it would calculate them.

Do I need to add them as expenses as I do for one offs?

Many Thanks,


Hi Brad, you will need to add them expenses to show them in your self assessment tax calculation. Cashflow is to illustrate your monthly cashflow from your investment activity to see whether your property portfolio is cash positive or negative. It’s a financial management tool not a record of actual accounts.

My landlord reminder emails under tasks section are not arriving anymore in our mailbox. I have checked all our emails addresses and they are correct and working. everything is generating ok otherwise.

Hi Joe, have you checked your spam folder. Let us know if you are still having a problem by dropping us an email.

I have no tenancy at an address but property hawk shows a rent amount on cashflow, deleted any tenancies for that address even though that didnt work….

Cannot access tax year 2018-19 data, all other years working. Tax Year Accruals Cash
Fetching data for 2018 Cash

Please help, all my figures are entered its just not fetching 18-19 tax year, which is the one I need to complete tax deadline by 31 Jan 2020.

I have sold a property on 31 Jan 2020 that was solely on my name. Is there any way that I can assign/gift £12k of capital gains to my wife now so that she too can take advantage of capital gains tax allowance?

Hi All
I wonder if you can help with the following,

I have a tenant who has a regular monthly rent. Aside to this my tenant owes a one-off maintenance fee. How can I record the one-off maintenance fee in PM3?

If I can record the one-off maintenance fee in PM3 is it possible for the software to not take future recurring rents and use them to pay off the one-off maintenace fee?

When a tenant leaves but owes rent and I have ended the tenancy then I claim the deposit back, how do I enter this deposit as paid and also any additional payment they make to their balance owing?
So when I create a final statement it shows these payments.


Hi Keith, even if they have not been paid the debt & obligation still exists. To get rid of the rent obligation you could delete the rent request.

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