Full Management: What Your Letting Agent Should Actually Do
If you pay a letting agent to manage your property, it is worth asking a simple question now and then. What am I actually getting for this? A good managing agent earns their fee quietly, in problems you never hear about. A poor one costs you far more than they charge.
So here is a clear picture of what a good letting agent should be doing for your money, and the warning signs that you are not getting value.
What should a letting agent actually do?
A full management service should cover the whole life of a tenancy, not just finding a tenant and disappearing.
Market the property well and reference tenants thoroughly before anyone moves in.
Handle all the compliance: gas, electrical and EPC certificates, deposit protection and Right to Rent checks.
Collect the rent, chase any arrears promptly, and keep clear records.
Carry out regular property inspections and report back to you.
Organise repairs and maintenance through trusted contractors, and handle the day-to-day calls.
Keep you on the right side of ever-changing legislation, so you do not have to track it yourself.
What does 'fully managed' really mean?
It helps to know the difference between the levels of service, because they are not the same thing.
Tenant-find only. The agent finds and references a tenant, sets up the tenancy, then hands everything back to you.
Fully managed. The agent handles the tenancy from start to finish, including rent, repairs, inspections and compliance.
Neither is right or wrong. What matters is that you know which you are paying for, and that you get everything that service promises.
What are the signs you are not getting value?
Slow or unanswered communication when you or your tenant need something.
Inspections that are promised but never seem to happen.
Compliance gaps, such as a certificate that quietly lapsed.
Repairs that drag on, leaving tenants frustrated and small problems becoming big ones.
What should you ask your letting agent?
How often do you inspect, and will I get a written report?
How do you keep me compliant as the rules change?
How quickly are repairs and tenant queries handled?
Exactly what is, and is not, included in my fee?
Frequently asked questions
What is the difference between tenant-find and fully managed?
Tenant-find means the agent finds and references a tenant and sets up the tenancy, then hands it back to you. Fully managed means the agent runs the tenancy throughout, including rent collection, repairs, inspections and compliance.
What should be included in a management fee?
For full management, expect marketing and referencing, compliance and certificates, rent collection, regular inspections, repairs coordination and legislative updates. Always confirm exactly what is and is not covered before you sign.
How do I know if my letting agent is any good?
Judge them on communication, whether inspections actually happen, whether you stay compliant, and how quickly repairs are handled. A good agent solves problems before they reach you.
If you are not sure you are getting value from your current arrangement, or you are choosing an agent for the first time, we are always happy to talk you through what good management really looks like.
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