AAPS is a project management practice operating in the narrow space between architect, contractor and principal. We act for the owner — and only for the owner — on residential refurbishment and development engagements that demand a particular standard of execution.
Residential projects of any scale involve a coordination problem. An architect produces drawings; an engineer produces calculations; a contractor produces a programme. Each is, in their domain, competent. The gaps between those domains — where one trade hands to the next, where a specification meets a site condition, where a design intent meets a budget — are where projects quietly fall apart.
AAPS exists to occupy those gaps. We are the practice the principal engages when the project is too large or too far from home to oversee personally, and too important to leave to the contractor's word.
AAPS is paid by the principal alone. We hold no commercial relationship with the contractors, suppliers or consultants we oversee. We do not accept commissions or referral fees. This is structural, not aspirational.
We do not take on engagements that fall outside our competence. Projects requiring specialist input — heritage, structural intervention, complex MEP, restricted-access logistics — are scoped honestly at the outset, and external specialists are appointed under the principal's direction when needed.
The principal is paying for clarity, not volume. Our reports are concise, our recommendations are direct, and our reasoning is shown. We do not pad deliverables to justify fees.
The documentation we leave behind — the project archive, the O&M file, the photographic record — is intended to remain useful to the principal years after our engagement ends.
AAPS is the trading name of AAPS Properties Ltd, a private limited company registered in England and Wales under company number 14573758. The registered office is 16 South End, Croydon, Surrey, England, CR0 1DN.
The practice is not authorised or regulated by the Financial Conduct Authority and does not provide regulated investment, legal, tax or planning advice. Where such advice is required, AAPS coordinates the appointment of suitably qualified third parties on behalf of the principal.
AAPS Properties Ltd maintains professional indemnity insurance in line with the scale and nature of its engagements. Insurance details are provided on request to prospective clients prior to engagement.
The company operates under UK GDPR and the Data Protection Act 2018, with a privacy notice available at /privacy. Standard terms of engagement, including limitation of liability and dispute resolution provisions, are available at /terms.
AAPS operates principally in the United Kingdom and the Principality of Monaco, with engagements across the Côte d'Azur and broader Mediterranean. Cross-border engagements — where the principal, the residence and the contracting team are in three different jurisdictions — are a particular focus.
Engagements outside these geographies are considered on application, subject to the practice's ability to provide the requisite weekly site presence.
Every engagement is preceded by a confidential discussion. Communications are treated with appropriate discretion.