Self-managing vs a letting agent
A letting agent saves you time, but full management usually costs around 8% to 15% of the rent. On a £900 a month let, that's roughly £860 to £1,620 a year. Here's how to decide.
Your three options
| Option | What you get | Typical cost |
|---|---|---|
| Full management | The agent finds the tenant, collects rent, arranges repairs and handles notices | About 8–15% of the rent, often plus VAT |
| Tenant find only | The agent advertises, holds viewings and references the tenant, then you take over | Usually a one-off fee |
| Self-managing | You do everything, with an online letting service or software if you like | Your time, plus any advertising and software |
The cost over a year
| Monthly rent | Agent at 10% | Agent at 15% |
|---|---|---|
| £700 | £840 a year | £1,260 a year |
| £900 | £1,080 a year | £1,620 a year |
| £1,200 | £1,440 a year | £2,160 a year |
Figures before VAT. Check each agent's exact fees and contract terms.
Self-managing suits you if…
- You live reasonably near the property.
- You're organised, or have tools to remind you of deadlines.
- You have a few trusted trades: a Gas Safe engineer, an electrician and a plumber.
- You're comfortable talking to tenants directly.
An agent suits you if…
- You live far away or travel a lot.
- You have a large portfolio and little spare time.
- You'd rather not deal with tenants or repairs at all.
- The fee is worth the peace of mind to you.
Either way, you're still responsible
Using an agent doesn't hand over your legal duties. You must still register on the landlord database, and if certificates lapse or a deposit isn't protected, the penalties usually land on you. Whichever route you take, keep your own copies of everything.
What self-managing involves
- Keeping gas safety, EICR and EPC certificates in date. Compliance checklist
- Finding and referencing tenants. Finding a tenant
- Collecting rent and dealing with arrears.
- Arranging repairs promptly, and keeping a record.
- Following the rules on rent increases and notices. Renters' Rights Act guide
How Landlord Friendly will help
- Does the remembering an agent would: certificate, licence and insurance reminders.
- Rent tracking with arrears alerts.
- A repair log with dates, trades and costs.
- From £3 a month, a fraction of agent fees.
Frequently asked questions
How much do letting agents charge?
Full management typically costs around 8% to 15% of the monthly rent, often plus VAT. Tenant-find only services usually charge a one-off fee instead.
Is it hard to self-manage a rental property?
It takes organisation more than skill. The main jobs are keeping certificates in date, collecting rent, handling repairs and following the rules on notices and rent increases.
Can I switch from an agent to self-managing?
Usually, yes. Check your agent's contract for notice periods and any fees for ending it, then take over the tenancy records, deposit details and certificates.
Who is responsible if an agent gets something wrong?
Landlords remain responsible for most legal duties, including registering on the landlord database, even if an agent manages the property.
Related: Accidental landlords · First-time landlord checklist
Official sources
Last reviewed 25 October 2026. This guide is general information for landlords in England, not legal, tax or insurance advice. Rules change, so check the official sources before acting.